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Rowanbank Gardens, CorstorphinePre-Application Consultation Report
www.rowanbankgardens.com
Rowanbank Gardens, CorstorphinePre-Application Consultation Report
ROWANBANK GARDENS,
CORSTORPHINE,
EDINBURGH
April-20 PRE-APPLICATION CONSULTATION (PAC)
REPORT
Page 1
RO WA N BA N K G A R D E N S
CONTENTS
1. INTRODUCTION 2. PROPOSED DEVELOPMENT 3. PRE-APPLICATION CONSULTATION 4. FEEDBACK & RESPONSE 5. SUMMARY & CONCLUSIONS
APPENDICES
1. PAN 2. CEC PAN CORRESPONDENCE 3. EVENT 1 PRESS ADVERT 4. FLYER AND POSTERS ADVERTISING EVENT 1 5. WEBSITE PAGES 6. EVENT 1 CONSULTATION BOARDS 7. EVENT 1 FEEDBACK FORM 8. FLYER ADVERTISING POSTPONEMENT OF EVENT 2
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1.0 INTRODUCTION
1.1 This Pre-Application Consultation (PAC) Report has been prepared by Porter Planning Limited on
behalf of Artisan Edinburgh Corstorphine Limited (‘the applicant), in relation to the proposed ‘major’
development for the erection of residential development with associated landscaping, access
and other ancillary works at former Gylemuir Care Home, 23-27 Gylemuir Road Corstorphine,
Edinburgh EH12 7UB (‘the site’).
1.2 This PAC Report is required by legislation to provide a description of the consultation process
carried out prior to the submission of a planning application for a ‘major’ development such as this.
1.3 You will note from this PAC Report that the applicant submitted a PAN on the 31st January 2020,
the Council confirmed the PAN process and proposed consultation activity to be acceptable in a
letter dated the 21st February 2020, and, the PAN was presented to the Council’s Development
Management Sub-Committee on the 18th March 2020 which was agreed as submitted. The
applicant undertook a face to face public exhibition on the 26th February 2020 and therefore
satisfied current PAC requirements, which was confirmed by the Council by email on the 24th
February 2020.
1.4 The final stages of the PAC process of pre-application meetings with the planning authority and
face-to-face consultation events has been impacted by the unfortunate arrival of the Coronavirus-
19 pandemic (Covid-19).
1.5 The Coronavirus (Scotland) Act 2020 has come into effect with emergency legislative powers to
help protect the public, maintain essential services and support the economy during the outbreak.
The Chief Planner’s letter of 3rd April 2020 stated that ‘regulations require pre-application
consultation on major and national developments to include at least one public event, which
currently cannot take place as a public gathering. We intend to bring forward regulations as soon
as we can which will, for this emergency period, suspend this requirement’. Prospective applicants
are expected to replace in-person public events with an alternative online version so that local
people can still be engaged and have an opportunity to have an influence on proposals that affect
them.
1.6 A “virtual” meeting took place with the Corstorphine Community Council on the 31st March 2020
where we presented the scheme and shared initial public consultation event. Further meetings had
been organised in the lead up to the submission of the planning application but in view of the
ongoing COVID-19 pandemic, the Council suspended all pre-application face to face meetings.
Notwithstanding this, there has been continued substantial interaction via email between the project
team and the Council on various aspects of the proposal.
1.7 The applicant expects to organise another face to face public event to continue to engage with the
local community and relevant stakeholders in advance of the determination of the planning
application. The applicant will liaise with the Council to advise when this will take place in due course
when Covid-19 regulations and restrictions are lifted. If this is not possible within a reasonable time
period, we will seek to undertake a further event using technology. In the interim, a dedicated
website provides updates and contact details for the local community –
www.rowanbankgardends.com.
1.8 Notwithstanding having to postpone the feedback event which had been scheduled for March 2020,
a significant level of consultation has been undertaken in the preparation of the submission of this
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planning application with this being beyond that required by both legislation and the planning
authority.
1.9 Within this report, we provide details of the following:
Brief overview of the proposal;
Key consultee activity;
The Proposal of Application Notice (PAN);
Formal Pre-Application Consultation;
Feedback received;
Our response to the feedback received; and,
Our conclusions from the PAC exercise.
1.10 A series of appendices to this report provide evidence of the PAC exercise, including the
submission of the PAN, newspaper advert and associated advertising, material available at the
public exhibition and a feedback form.
1.11 With regard to providing an inclusive consultation process for all abilities, we included the following
to ensure that all had a chance to review the proposal and make comment:
A day/evening public exhibition event was held in the Corstorphine Hub, 191 St John’s
Road, Edinburgh, EH12 7SL which has wheelchair access;
Material was presented at the exhibition in a number of formats, exhibition panels, face-to-
face explanations with knowledgeable staff from the project team;
Any people with disabilities or special needs who made themselves known to staff were
asked if they needed any particular assistance, such as sitting in a quieter area for a one-
to-one discussion; and,
All material presented at the public exhibition, and more, was made available on the
dedicated project website at www.rowanbankgardens.com.
1.12 The Statement is structured as follows:
Section 2.0 – sets out details of the proposed development;
Section 3.0 – provides an overview of the pre-application consultation activities carried out;
Section 4.0 – outlines feedback and responses received; and,
Section 5.0 – summarises / concludes PAC process.
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2.0 PROPOSED DEVELOPMENT
2.1 The development proposal as described within the Proposal of Application (PAN) is for the
following:
“Proposed erection of residential development with associated landscaping, access
and other ancillary works”.
2.2 The address of the site is as stated on the Proposal of Application Notice (PAN):
Former Gylemuir Care Home
23-27 Gylemuir Road
Edinburgh
EH12 7UB
2.3 The site boundary which accompanied the PAN is indicated in Figure 1 below:
Figure 1: PAN red-line boundary.
2.4 Since the submission of the PAN, detailed design development has progressed with a view to taking
on board feedback from interested parties and technical matters.
2.5 An EIA Screening Opinion letter sent to the City of Edinburgh Council on the 06th March 2020 and
a subsequent response was received on the 25th March 2020 stating that the Council had screened
the proposals and determined that an EIA was not required for this proposed development.
2.6 The detailed proposal includes:
126 new homes;
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25% affordable housing (31 units);
Each of the 24 ground floor dwellings are provided with private gardens;
High quality shared amenity space at the heart of the development;
260 secure weatherproof external bicycle spaces; and,
55 car parking spaces, including 4 city car club spaces.
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3.0 PRE-APPLICATION CONSULTATION
3.1 This section outlines the consultation activity that took place with groups identified as key
consultees as part of the planning process in advance of the submission of this planning application.
3.2 In advance of the PAN submission, early dialogue between the City of Edinburgh Council and the
applicant helped identify key stakeholders and potentially interested parties for consultation. The
proposed format for consultation was also discussed and agreed.
3.3 Meetings took place with Elaine Campbell and Sonia MacDonald of the City of Edinburgh Council
on the 16th December 2019 and 06th February 2020. As previously noted, further meetings had
been organised in the lead up to the submission of the planning application but in view of the
ongoing COVID-19 pandemic, the Council suspended all pre-application face to face meetings.
Notwithstanding this, there has been continued substantial interaction via email between the project
team and the Council on various aspects of the proposal.
3.4 The applicant is hoping to organise another face to face public event to continue to engage with
the local community and relevant stakeholders in advance of the determination of the planning
application. The applicant will liaise with the Council to advise when this will take place in due
course, and advertise accordingly within the local community.
3.5 All supporting documentation for the application has been scoped and agreed with relevant officers
within the Council in advance of submission. The PAN was referred to the Council’s Development
Management Sub-Committee on the 18th March 2020 where it was agreed as submitted, confirming
the proposed list of supporting documents that would be submitted with the planning application.
3.6 With a view to seeking as many views as possible on the proposal, the PAC process was extended
beyond statutory requirements to include consultation with the following:
Christine Jardine MP (Edinburgh West);
Alex-Cole Hamilton MSP (Edinburgh Western);
Ward 6 Councillors (Corstorphine/Murrayfield) Lord Provost Frank Ross, Cllr Scott
Douglas, and Cllr Gillian Gloyer;
Ward 3 Councillors (Drum Brae/Gyle) Cllr Claire Bridgman, Cllr Mark Brown, and Cllr
Robert Aldridge;
Corstorphine Community Council;
A number of local businesses;
Immediate neighbours via Trinity Factors who manage a considerable number of
apartments on Gylemuir Rd; with
A second event planned for local community (PAC requires only one).
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3.7 The nature of many of the key consultee groups which have been identified is that they will be
involved throughout the planning process. These discussions will therefore not be restricted to pre-
application only.
PAN SUBMISSION REFERENCE 20/00671/PAN
3.8 Under the Planning etc. (Scotland) Act 2006 this planning application is considered as a ’major’
application in the hierarchy of developments, and as such, Pre-Application Consultation (PAC) is
required.
3.9 Under the regulations, set by the Scottish Government, the PAC must:
Specify who was consulted;
Set out what steps were taken to comply with the statutory requirements and those of the
planning authority;
Set out how the applicant has responded to the comments made, including whether and
the extent to which the proposals have changed as a result of the PAC;
Provide appropriate evidence that the various prescribed steps have been undertaken –
for example, copies of advertisements of the public events and reference to material made
available at such events; and,
Demonstrate that steps were taken to explain the nature of PAC, in particular that it does
not replace the application process whereby representations can be made to the planning
authority.
3.10 Following initial meetings with the City of Edinburgh Council, a Proposal of Application Notice (PAN)
was submitted on the 31st January 2020. The City of Edinburgh Council gave this reference number
20/00671/PAN. A copy of the PAN can be found in Appendix 1.
3.11 A supplementary note was provided with the PAN identifying the pre-application consultation
activities which were proposed to be carried out to meet, and exceed, the requirements of the
Scottish Government’s PAC legislation.
3.12 A copy of the PAN was submitted to the following people:
Christine Jardine MP (Edinburgh West);
Alex-Cole Hamilton MSP (Edinburgh Western);
Ward 6 Councillors (Corstorphine/Murrayfield) Lord Provost Frank Ross, Cllr Scott
Douglas, and Cllr Gillian Gloyer;
Ward 3 Councillors (Drum Brae/Gyle) Cllr Claire Bridgman, Cllr Mark Brown, and Cllr
Robert Aldridge; and,
Corstorphine Community Council.
3.13 A letter from the City of Edinburgh Council, dated 21st February 2020, confirmed the PAN process
and proposed consultation activity to be acceptable. The letter is included within Appendix 2. This
is maybe where we reference the email received from CEC on 8th April saying PAC requirements
are suspended.
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OVERVIEW OF CONSULTATION
3.14 It was recognised by the applicant that for an important proposal such as this development,
additional PAC would be appropriate to ensure that a wide section of the community had an
opportunity to provide comment. In that context, we undertook the following activities as part of our
PAC:
An advert was published in the Evening News on 14th February 2020 (refer to Appendix 3)
for the first public consultation event;
Ward 6 and 3 Councillors and the Corstorphine Community Council were contacted to
confirm the date and time of the public consultation event;
A flyer was sent out to 2,000 local homes, as well as posters and flyers erected in local
shops (including the Tesco Community notice board and the library) to advertise the
consultation event (Refer to Appendix 4);
An email was sent out to immediate neighbouring properties via Trinity Factors;
A number of local businesses were visited;
A staffed public exhibition took place at the Corstorphine Hub, 191 St John’s Road,
Corstorphine, Edinburgh EH12 7SL on Wednesday 26th February 2020 (1pm – 8pm);
Creation of a dedicated website to keep the public informed and to allow for receipt of
further comments www.rowanbankgardens.com (refer to Appendix 5); and,
An online meeting with representatives of the Community Council on 31st March 2020.
3.15 This package of engagement activity went beyond the statutory minimum requirement, reflecting
the applicant’s commitment to meaningful public engagement which not only informed the public
about the proposals, but also engaged them in the design process.
3.16 A second public exhibition was scheduled to take place on Wednesday 25th March 2020 at the
Corstorphine Hub from 1pm – 8pm but had to be cancelled due to the COVID-19 pandemic.
Although this event was articulated within the PAN submission of the 31st January 2020, the City of
Edinburgh Council confirmed by email on 24th March 2020 that the applicant had satisfied current
PAC requirements as we had undertaken x1 consultation event. Notwithstanding this, interested
parties and the local community were aware that we were going to undertake a second public
exhibition and therefore we undertook the following to communicate the cancelation of the second
event:
Contacted relevant politicians and Community Councils by email;
The dedicated website for the proposal was updated pre submission and planned regular
updates post submission;
2,000 flyers were delivered to local households (refer to Appendix 8);
interested parties on a database collected from the first event were emailed; and,
information about the cancellation was posted on popular local Facebook pages with a
reach of approximately 16,000 people.
3.17 In the following section, we set out further detail on the public consultation event.
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PUBLIC EXHIBITION
Event 1
3.18 An advert was placed in the Evening News and therefore appeared at least 7 days in advance of
the public exhibition, in the public notices section, 14th February 2020 (refer to Appendix 3).
3.19 The intention of the first exhibition was to engage with interested parties early in the design process
with a view to their feedback shaping the proposed development.
3.20 145 people attended the weekday and evening public exhibition on Wednesday 26th February 2020
between 1pm and 8pm which was held at the Corstorphine Hub on St John’s Road, in close
proximity to the proposed development site.
3.21 The attendance at the public exhibition was relatively high with a good demographic of the local
community in attendance to review the consultation material and speak with the knowledgeable
team to answer any questions they had. A copy of the boards can be found at Appendix 6.
3.22 The public exhibition comprised of a set of 10 boards which included an introduction board; who
the applicant is and what other projects they are leading; site location and analysis; about the history
of the site; site context and surrounding character and identity; opportunities ad constraints; initial
concept and pre-application engagement; place and character analysis; sustainability of the
proposal; and, next steps and feedback.
3.23 Once the public exhibition had been concluded, copies of the exhibition boards were uploaded
onto the dedicated project website to allow others that could not attend the public exhibition to
review the proposals and subsequently make comment to the applicant.
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Figure 2: Photographs of Event 1, Wednesday the 26th February 2020.
3.24 All visitors to the public exhibition event were invited to complete a feedback form after viewing the
exhibition boards. They were invited to post these in the comments box at the venue or return then
via the dedicated website or email before the deadline of 20th March 2020.
3.25 It was explained at every stage of the consultation that comments made during the process were
not formal representations to the City of Edinburgh Council, and that such an opportunity would
arise once an application was submitted to the Council in due course. The comments received at
the consultation event are made directly to the applicant to help inform the design process in
advance of submission of a planning application. A copy of the feedback form can be seen at
Appendix 7.
3.26 The dedicated website provides up to date information and background to the project. The website
provided contact details for members of the public to make comment on the proposed development
or where people could request further information on the development or with any queries or
feedback about the exhibition. The consultation boards were published on the dedicated website
after the public exhibition event, so anybody that could not make the event could review the
consultation material and make comment.
COMMUNITY COUNCIL MEETING
3.27 We had agreed to attend the Corstorphine Community Council’s meeting on 17th March 2020.
However, due to increasing concerns around the COVID-19 pandemic, we requested that the
meeting be rescheduled as a virtual event. This occurred on 31st March 2020 when a video
meeting with Community Council representatives, the applicant and members of the Design Team
occurred. This took the form of a presentation on design concepts; feedback from the public
consultation; and discussion about key issues and next steps.
3.28 Regarding the second feedback event with the local community, the Community Council appeared
to concur with preference for a follow up face to face public update as soon as permissible and the
applicant has committed to do this as well as provide regular updates on progress.
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4.0 FEEDBACK AND RESPONSE
4.1 This section of the report sets out the responses to the pre-application consultation undertaken.
FEEDBACK
4.2 Feedback to the proposal was offered in various ways: verbally, feedback forms from the events,
letter, email or through the dedicated website. An overview of this is outlined below:
Event 1 Feedback Forms (either received at event or thereafter) - 58 written responses
were received back in total.
4.3 You will note below in Figure 3 the consultation summary 98% of the people that responded agreed
that Corstorphine is a good place to live; 44% agreed that new homes are the most appropriate use
for this site, 29% disagreed, and 27% did not know; and, 85% agreed that they supported new
homes being built, 5% disagreed, and 10% did not know.
Figure 3: Consultation summary.
ISSUES
4.4 During the extensive PAC, the points raised by interested parties are reasonably consistent with
key issues outlined below in Figure 4 with the main items that the respondents liked about the
proposal being:
Good cycle store provision on site;
Positive for housing supply for the local area;
Good transport links in close proximity to the site;
The greenspace and gardens provided for within the proposal; and,
Overall the proposal is a good plan for the area.
4.5 Concerns raised about the proposal included:
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Further strain on schools and GP surgeries;
The proposal may block views and light to other residential properties;
There is not enough parking proposed within the development;
Existing road infrastructure will not be able to cope; and,
The scale and massing is too high.
Figure 4: Key issues raised at consultation as percentages of respondents who raised a particular issue.
4.6 The following paragraphs consider each of the issues and sets out how the proposal responds.
Proposed Use
4.7 Issues that were raised through the consultation process relating to the site being proposed for
‘Proposed Use’ included:
Preferred a mixture of flats and houses on the site;
Only 25% affordable housing is being considered when the younger generation/first time
buyers struggle to get on the property ladder, yet when new houses are built they don’t
consider this in great detail;
It would be useful to know which local authority housing association/housing co-operative
will be managing the social housing element of the development;
Would be keen to see properties that were particularly suitable for people who are looking
to downsize; and,
120 units on a small site such as this seems excessive.
4.8 Edinburgh’s population has grown by 13% in the last 10 years and will continue to grow at a rate of
3,500 each year. CEC has identified a need for 44,000 new homes this decade. A key priority is
to utilise as much brownfield land as possible to meet this need.
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4.9 The site is allocated within the urban area as defined in the Edinburgh Local Development Plan,
where the priority is to provide housing as a first opportunity on brownfield sites with good access
to the city centre. In the context of the emerging City Plan 2030, the site remains unallocated for a
particular use but emerging polices require to make best use of urban sites such as this one for
housing.
4.10 The proposal involves 126 one, two and three bedroom apartments and 25% of these will be
delivered as affordable homes managed by a Housing Association. There is strong local demand
for family living so we are providing a higher proportion of three bedroom homes than you would
normally see in a development like this.
4.11 City of Edinburgh Council has a policy intent to make the best use of the city’s available brownfield
land and avoid under developing sites. This proposes a minimum of 100 dwellings per hectare for
sites that are close to public transport services and active travel routes. The proposals for 126
homes on this site complies with policy thus making best use of land resources.
4.12 The design of Rowanbank Gardens providing 1, 2 and 3 bedroom properties and a high level of
outdoor garden space is intended to attract family occupiers as well as the high percentage of local
people we know would like to downsize but stay in Corstorphine. Of the 126 homes that are
proposed, there will be an unusually high percentage of three bedroom properties: 40 in total, with
62 two bedroom and 24 one bedroom homes. This contributes to a demographic balance in the
area.
4.13 25% is the level of affordable homes required by Council policy and we are complying with this.
The range of properties from smaller one bedroom apartments to 3 bedroom main door flats will
offer a range of price points. The applicant is in discussions with a registered social landlord.
Design
4.14 Issues raised through the consultation process relating to the ‘Design’ of development on the site
included:
The proposal should be no higher than existing blocks;
The proposed development as it has been designed without regard to the position, height,
scale and form of the existing properties on Gylemuir Road;
The existing properties in the locale offer a relatively gentle transition between two, two
and a half and three storey properties. The proposed development however would stand
at four to five storeys in height;
The proposal would be incongruous in its form and scale relative to neighbouring
properties and as such would be wholly inappropriate within the existing context and
setting;
The relationship to the existing two and three floored terraced houses North of the site is
not acceptable as the imposing facade will clearly impact on their previously fairly open
outlook. Scale should be reduced to 2 or 3 stories on this elevation; and,
The existing apartment blocks are 4 storeys but the proposed height of primarily five floors
from a 600mm raised ground level will be the highest in the locale. Not sure how such a
dominating presence will enrich the existing communities.
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4.15 The key design idea is the creation of a large central shared internal garden to provide a tranquil
focal point for community. The greenspace is an important feature and we are proposing that up
to a quarter of the site be landscaped or garden area and ground floor apartments having private
garden or balcony space. The main building is designed in a way to shield the Tesco superstore.
4.16 All apartments will be distinctive, modern, open plan, bright and spacious. Daylight is a key feature
of our designs and we undertake extensive light modelling to ensure daylight is maximised inside
and out.
4.17 The site is surrounded on three sides by modern residential developments. Existing building heights
around the site vary, and the height of the proposed buildings vary accordingly. This is made up of
four/five storeys plus set-back roof to the south and west of the development, with two/three storeys
along the central section to the north.
4.18 The final proposed heights range from 3 to 5 storeys including an inhabited recessed mansard roof,
plus a set-back roof level, to achieve a balance of making best use of the site and responding to
the surrounding 2-5 storey properties. The proposed massing has been developed to be
appropriate to the scale of streets, daylighting and amenity by providing a range of heights and
frontages instead of one ‘solid’ block.
4.19 Heights have been reduced with 2-storey mansard roof properties on Gylemuir Road and the top
5th storey on the north west corner being set back. The 2 storey mansard roof form will mitigate
visual and daylight impact and reduce perception of built form, and varied roofline and heights to
the north of Gylemuir Road complement the adjacent scale of development.
4.20 The proposed designs will improve pedestrian connectivity across the site with vehicles and parking
spaces designed to minimize impact on surrounding streets.
4.21 High specification building materials will ensure additional quality is brought to the area. A warm-
toned, buff masonry has been selected for the building elevations to compliment the colours of the
garden and to sit comfortably with the various finishes and materials found within the surrounding
buildings. The large gateway entrance on the eastern elevation will provide a visual link to the
courtyard garden and will be used to create a colourful and interesting connection with the
landscape.
Amenity
4.22 Issues that were raised through the consultation process regarding ‘Amenity’ issues included:
The height, scale and form of the proposed development has been designed without taking
into account our rights in so far as privacy, sunlight and immediate outlook;
The height of buildings will block out sunlight to neighbouring properties and compromising
privacy;
Views to Corstorphine Hill, Edinburgh Castle, and Arthur’s Seat would be lost;
Balconies relating to proposed apartments will cause privacy issues; and,
The ambiance will change with a large and imposing single block replacing low level
buildings.
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4.23 The Council’s Design Guidance states that new buildings should be spaced out so that reasonable
levels of daylight and sunlight to existing buildings are maintained. There are statuary software
models that calculate impact and the computer modelling for Rowanbank Gardens demonstrates
the proposals meet the Design Guidance requirements.
4.24 In addition, sun path modelling is undertaken to determine any shadowing to existing gardens and
must demonstrate 50% of the existing garden spaces receive more than three hours of direct
sunlight during the spring equinox, in-line with planning policy.
4.25 Privacy will be maintained with generous street widths (between 20m and 40m face to face) and
front gardens/hedges and planting to ground floor gardens. Immediate outlook will be improved
with well designed street frontage and gardens. Balconies are provided primarily to courtyard
elevations, for amenity and connection to the courtyard garden.
4.26 Since the consultation event, we have also been giving more thought to the streetscape ensuring
that we maximise residential amenity and create a positive and attractive street frontage and so re-
enforce the character of the area as a residential neighbourhood. This improved streetscape and
visual amenity will significantly enrich the existing community. We have created more ‘main door’
apartments and also propose significant increase in landscaping along the site’s northern Gylemuir
Road frontage with increased footway width, street side planting and front gardens.
4.27 Visual impact of height has been mitigated through form and materials, and long distance visual
impact views have been generated to demonstrate limited impact on surrounding views.
Local Services
4.28 Issues that were raised through the consultation process in the context of ‘Local Services’ included:
GP surgeries in the area are already struggling with capacity issues; and,
There is already pressure in existing schools regarding capacity.
4.29 The site within the catchment areas of Gylemuir Primary and Fox Covert RC Primary and Forrester
High and St Augustine’s RC Secondary. The Council’s school roll projections for these schools
show no issue with future capacity other than at St Augustine’s in 2023
(https://www.edinburgh.gov.uk/school-places). The Council makes future provision for school
places and developers are required to make a financial contribution towards this if required.
4.30 NHS Inform advises there are 12 medical practices with a 2-mile distance from the site.
Parking, Access and Infrastructure
4.31 Issues raised through the consultation process relating to ‘Parking, Access and Infrastructure
included:
Limited parking may encourage residents to use others private area;
People already park in this location on their way into town, work, using the local shops and
parking to then get the bus to the airport;
Will residents have to purchase one of these spaces or will it be first come first served each
day?
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Concern relating to the existing access to Gylemuir Road with inadequate road
infrastructure in place to support increased volumes of traffic. Queues regularly accessing
McDonald’s block Gylemuir Road;
Large vehicles park awaiting access to Tesco site on double yellow lines with some driving
further along and using Lamont Place as a turning point;
The junction of Gylemuir Road should be upgraded to traffic lights by the Council;
The zebra crossing is already a concern and the traffic coming out of McDonald’s and PC
World;
The road access between parking for flats and the rear of Tesco would endanger people
who currently use the small access steps between the flats beside Tesco car park. The
access/exit at the rear of the development is a real cause of concern due to the number of
elderly people using the access to Tesco and the children who currently play there. If the
access/exit has to be retained then it MUST be controlled; and,
Speed bumps should be considered.
4.32 We have carried out a number of parking surveys with a view to understanding how much the
existing car parking spaces in the area are used. The output of surveys shows about half of the
spaces are used at any one time. This is in line with our proposal.
4.33 There is an ambition in Edinburgh and other cities to give residents alternatives to using cars and
we want our developments to support this. Our experience with our new development at Canonmills
Gardens, Edinburgh supports this. Of a total of 75 flats sold, only 20 of purchasers have wanted a
car parking space.
4.34 Rowanbank Gardens has bus stops and cycle paths in very close proximity and South Gyle train
station a 15 minute walk from the site. The proposal will also fund City Car Club cars and parking
spaces allowing residents to book use of a car when needed. Census data supports low car use in
the area with only around a third of local residents declaring the use of a car for travel to work or
study.
4.35 It is noted that others use the locale to park and utilise other services but the proposal can only
makes provision for the development proposed. It is likely that residents will have the opportunity
to purchase a car parking space but this is yet to be confirmed.
4.36 A Transport Assessment has been prepared and will form part of the planning application. The site
is extremely well connected for those on foot or cycle and public transport services accessing a
range of destinations are available with easy walking distance of the site. Buses to the city centre
take 20 minutes and Edinburgh Park 15 minutes; South Gyle train station is a 15 minute walk and
Quiet Cycle route 9 passes to the south of the site. The local primary school is an 8 minute walk.
4.37 Gylemuir Road has already been surveyed and this has revealed that per house ‘trip rates’ of
existing housing are only 0.364 per house (morning peak time) and 0.242 (evening). For 126 new
homes, this would equate to only 44 trips by car in the morning peak hour and 30 in the evening
peak. This is supported by census data for the area which shows that 34% of people choose to use
a car for travel to work, while 31% take the bus and 24% walk, emphasising the sustainable access
credentials of the sites location.
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4.38 The proposal seeks to provide 55 car parking spaces and 260 secure dry bike spaces. Not all
residents will own a car. There will be a car club, car club parking spaces and electric vehicle
charging points as well as accessible parking for those who are less able.
4.39 The applicant has considered whether signalling the junction may offer an alternative approach. We
are aware of the Tesco HGV issue but this is a matter for control on the public road. Any revised
road proposals would be subject to an independent safety auditing process.
4.40 We have redesigned Rowanbank Gardens carpark to address the concern around the pedestrian
access to Tesco and propose to exclude general access into and out of the Rowanbank Gardens
car park at the southern access point and instead allow only outbound service vehicles to use this
route, which can then be barrier controlled.
4.41 As suggested by the local community, the proposal includes a speed table at the main entrance to
the proposed development. This is of benefit to existing and new residents alike.
Other Comments
4.42 Other comments received included. For ease of reference, our response sits alongside the
comment:
Flooded has occurred several times over the years due to drains not being able to cope
with heavy rainfall - A Flood Risk Assessment will be submitted as part of the planning
application. The site requires to provide Sustainable Urban Drainage which will manage
and limit surface water discharge from the site.
Concerns over noise pollution - A Noise Assessment will be undertaken and submitted as
a supporting document to the planning application.
How green will these proposals be? Ground source heating? Solar panels? How green is
the developer? - A fabric first approach for the building has been applied with passive
design principles and high levels of fabric thermal performance implemented. Energy
efficient systems and low carbon technologies will also be applied. The proposals are also
responsive to the wider sustainability issues including embodied carbon of materials, water
conservation, wellness and pollution mitigation measures. The proposals are in
accordance with LDP policy.
At the consultation event it was mentioned that the garden area would be open for other
residents and the fence currently in place would be removed. It was also mentioned that
the garden that would be built would have a children’s park area. The area is quiet and
there are already playing fields, clubs and parks in the area for children to go to.
Furthermore, there have been issues with rude/abusive/destructive teenagers hanging
around the area since the deconstruction of the care home started, a park or play area
would provide an ideal area for these undesirables to hang around in; - the proposed
courtyard will have a hierarchy of spaces available to residents of the development. This
will include informal play but not a ‘play-park’ as such. It is hoped the introduction of the
proposed flatted development will provide additional surveillance to stop behaviour
described; and,
Page 18
Pollution is a huge concern in this area and the proposal appears to be for 100-125 flats =
125 plus cars - Car ownership data does not support the view of high pollution at the site
location and therefore the proposal is only proposing 55 car parking spaces.
4.43 In the context of the PAC process and the comments received, a number of changes have been
made to the proposal that has been submitted to the Council as a planning application. These
changes include:
Reduced height to northern Gylemuir Road;
Improved residential streetscape;
Increased number of ‘main door’ apartments;
Enhanced cycle storage at entrances;
More defined parking courtyard/surface design;
Access steps to Tesco - approaching this to exclude general access into the site at this
point and instead arrange this as one way outbound and only for service vehicles; &
Introduction of speed table at the main entrance into the site.
Page 19
5.0 SUMMARY & CONCLUSIONS
5.1 This PAC Report demonstrates that the required level of consultation for this proposal has been
carried out. The consultation exercise goes beyond that required in legislation with the intention
being to engage more widely in the evolution of this proposal. Statutory and key consultees, along
with interested parties engaged in the process.
5.2 There has been extensive pre-application discussion which should continue through to the
determination of this application with a view to taking on board any consultee responses, where
possible.
5.3 In terms of public interaction, this has been relatively high but unfortunately a second public
exhibition has to be cancelled due to the COVID-19 pandemic. The public exhibitions were
advertised with the Evening News, a leaflet drop locally including flyers and posters in public areas,
as well as liaising with the relevant Ward Councillors and Community Council.
5.4 The following items demonstrate compliance with PAC statutory requirements:-
The required PAN was submitted more than 12-weeks in advance of the application for
planning permission;
Significant pre-application consultation was undertaken with key consultees, community
organisations and key stakeholders;
Relevant MP’s, MSP’s, Ward Members, and Community Council were all notified on the
PAN and offered face to face briefings;
1 public exhibition was organised and advertised via the Evening News, a leaflet drop and
flyers and posters erected in public locations, as well as liaising with the relevant Ward
Councillors, and Community Council, local neighbours, businesses and the wider
Corstorphine community.
The public event took place at a venue which was easily accessible to all needs of the local
community;
145 people attended the public exhibition on Wednesday 26th February 2020 with 58
feedback forms received;
Creation of a dedicated project website; and,
All feedback received has been considered within this PAC Report and by the entire project
team in the preparation of the final design of the proposed development, with changes
having been made as a result of consultation feedback.
5.5 We consider that the required pre-application consultation has been carried out and we believe the
key issues have been addressed thoroughly in our final proposals. The applicant is keen to continue
dialogue with interested parties and would welcome communications via the website
www.rowanbankgardens.com or direct to teri@porterplanning.com.
APPENDIX 1: PROPOSAL OF APPLICATION NOTICE (PAN)
APPLICANT’S NAME ADDRESS
POSTCODE TELEPHONE EMAIL
ADDRESSORLOCATIONOFPROPOSEDDEVELOPMENTPlease state the postal address of the prospective development site. If there is no postal address, describe its location. Please outline the site on an OS base plan and attach it to this completed Notice.
1
3
DETAILS
Proposal of Application Notice(to be completed in respect of national and major categories of development)
Under the Town & Country Planning (Scotland) Act 1997 as amended by the Planning Etc (Scotland) Act 2006
FOR OFFICIAL USE ONLYReference No : / / PAN
Associated Application No :Registration Date :
Please tick the box if the applicant is an Elected Member, or an officer involved in the planning process, of City of Edinburgh Council, or is a
partner/close friend/relative of either
The planning authority will respond within 21 days of receiving the Notice. It will advise whether the proposed Pre-Application Consultation is satisfactory or if additional notification and consultation above the statutory minimum is required. The minimum consultation activity includes consultation with the relevant community council(s), the holding of one public event and its advertisement in a local newspaper.
AGENT’S NAME ADDRESS
POSTCODE TELEPHONE EMAIL
2DETAILS(if applicable)
Please tick the box if the applicant is an Elected Member, or an officer involved in the planning process, of City of Edinburgh Council, or is a
partner/close friend/relative of either
P2
Artisan Edinburgh Corstorphine Limited
c/o Agent - Porter Planning Ltd
Teri Porter Porter Planning Ltd
39 St Vincent PlaceGlasgowG1 2ER
07832207326 teri@porterplanning.com
Former Gylemuir Care Home23 / 27 Gylemuir RoadEdinburghEH12 7UB
Describe in general terms the development to be carried out. Outline its characteristics.
State what type of planning permission this PAN will relate to (please tick):
Full Planning Permission Planning Permission in Principle
Approval of Matters specified in Conditions
State Class: National Major
4
Please give details of proposed consultation.
Proposed Public Event Venue Date and Time
Proposed newspaper advert date
Where published
Details of any other consultation methods (date,time and with whom)
6
(A planning application for this development cannot be submitted less than 12 weeks from the date the Proposal of Application Notice is received and without the statutory requirements having been undertaken. The application must be accompanied by the Pre-Application Consultation report)
State which other parties have received a copy of this Proposal of Application Notice.
Community Council(s) Date Notice served
Any other parties Date Notice served
5
City of Edinburgh Council, Services for Communities - Planning G2,
Waverley Court - 4 East Market Street, Edinburgh, EH8 8BG. Tel. 0131 529 3550
Signature Date
Amended May 2014
Proposed erection of residential development with associated landscaping, access and other ancillary works.
X
Corstorphine Community Council 31st January 2020
Please see accompanying sheet
Event 1 - 26th February 2020
Event 2 - 25th March 2020
Corstorphine Hub 1pm - 7pm
at least 7 days before both events
31st January 2020
Edinburgh Evening News
Please see accompanying sheet
Teri Porter 31st January 2020
Proposal of Application Notice – Further Information
Pag
e 1
[Note 3] – Proposed development at:
‘Former Gylemuir Care Home, 23 – 27 Gylemuir Road, Edinburgh, EH12 7UB’
[Note 4] – Description of Proposal:
Application for Planning Permission for proposed erection of residential development with
associated landscaping, access and other ancillary works
[Note 5] - State which other parties have received a copy of this Proposal of
Application Notice.
MP / MSP
• Christine Jardine MP
• Alex-Cole Hamilton - MSP
Ward Members
Ward 6 – Corstorphine / Murrayfield (subject site)
• Lord Provost Frank Ross
• Cllr Scott Douglas
• Cllr Gillian Gloyer
Ward 3 – Drum Brae / Gyle
• Cllr Claire Bridgman
• Mark Brown
• Robert Aldridge
Community Council
• Corstorphine Community Council
[Note 6] – Consultation the prospective applicant proposes to undertake - see below.
• 2 Public Exhibitions;
• Presentation to Corstorphine Community Council 19th March 2020;
• Dedicated website which will be updated during course of proposed development;
• Exhibition board will be displayed within local Tesco on Meadow Place Road with
details of dedicated website;
• Regular mail-drop to residents of Gylemuir Road; &
• Regular updates to parties outlined in Note 5.
Format of Events
• 2 public exhibitions will be undertaken;
Proposal of Application Notice – Further Information
Pag
e 2
o 26th February 2020, 1pm – 8pm at Corstorphine Hub, 191 St John’s Road,
Edinburgh, EH12 7SL;
o 25th March 2020, 1pm – 8pm at Corstorphine Hub, 191 St John’s Road,
Edinburgh, EH12 7SL.
• The public exhibition events will provide a drop-in session for the general public to
learn more about the proposals via display boards;
• Key stakeholders and other local groups will be invited directly by email;
• The events will be advertised in the Edinburgh Evening News via the statutory
notice at least 7 days before the first event;
• Feedback cards will be available for completion at the public events. Cards can
also be emailed / posted to Porter Planning up to 3-weeks after each event, or via
dedicated website.
ESSs
El Sub Sta
12
9
178
33
12
8
50
12
29
13
0
1
176
50
1 to 17
47
Gylemuir
34
46
Primary School
38
Superstore
13
32
58
23
19
74
19
12
4
13
3
86
10
56
42
10
Shelter
52
134
68
7680
6
44
26
172
6b
19
21
Shelter
13
6
23
40
28
60
140
12
6
58
8
Electricity Distribution Site
3
2
170
1 to 17
38
30
70
4
1a
14 to 30
43
78
LAMONT PLACE
GYLEMUIR ROAD
WE
ST
ER
BR
OO
M P
LA
CE
GYLEMUIR ROAD
GLASGOW ROAD
Ward Bdy
Post
Posts
44.5m
47.0m
47.9m
48.6mLB
Sports Facility
7 Randolph Place, Edinburgh EH3 7TE +44 (0) 131 220 5541 www.7narchitects.com
Scale
Status
Drawing Title
Project No.
Client
Project
Draw No. Rev No.
DatePaper Size
@A1
General Notes
1. Dimensions are in millimetres unless
stated otherwise.
2. Levels are in metres AOD unless
stated otherwise.
3. Dimensions govern.
Do not scale off drawing.
4. All dimensions to be verified on
site before proceeding.
5. All discrepancies to be notified
in writing to 7N Architects LLP.
© 7N Architects LLP 2018
1 : 1000
PAN Boundary
142
Gylemuir Road
Artisan Real Estate
7N-XX-XX-DR-A-10011
01/17/20
FOR INFORMATION
Rev Date Reason For Issue Chk
1 : 1000Gylemuir Road Pan Boundary
1
PAN Boundary
APPENDIX 2: CEC PAN ACKNOWLEDGEMENT
Sonia Macdonald, Planning Officer, West Area Team, Place Directorate.Tel 0131 529 4279, Email Sonia.Macdonald@edinburgh.gov.uk,
Waverley Court, 4 East Market Street, Edinburgh, EH8 8BG
Porter Planning Limited.FAO Teri PorterPorter Planning Limited39 St Vincent PlaceGlasgowG1 2ER
Artisan Edinburgh Corstorphine Ltd.C/O Agent
Date:21 February 2020
Your ref:
Dear Sir/Madam
TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 AS AMENDED BY THE PLANNING ETC. (SCOTLAND) ACT 2006Proposed erection of residential development with associated landscaping , access and other ancillary works. Residential development c.120 units. at 23 - 27 Gylemuir RoadEdinburghEH12 7UBREFERENCE NUMBER: 20/00671/PAN
Decision Notice – Proposal of Application Notice
With reference to your Proposal of Application Notice registered on 31 January 2020 the Council, in exercise of its power under the above Act, APPROVES the proposed consultation.
Engagement with the local communityEngagement with the local community should be carried out in accordance with the Edinburgh Planning Concordat. This sets out the role of the community council, the developer and the Council in the pre-application consultation process. Applicants are encouraged to make contact with the local community council at an early date and liaise closely to ensure the community’s views are taken into account before the proposals are fully developed. The Concordat can be found at http://www.edinburgh.gov.uk/planningconcordat. The step by step process should be followed as closely as possible to ensure consultation is carried out effectively.
Pre-application consultation reportA report on the community consultation must be submitted with the planning application. Failure to do so will invalidate the application. The report should clearly set out how you have taken community’s views into account. Please see notes at the end of this letter.
If you have not yet had pre-application advice on the proposed development, please note that from 1st July 2019 there is now a charge for this. All applications for pre-application advice should be made using the form on the Council website at www.edinburgh.gov.uk/preapplicationadvice.
If you have a general enquiry regarding your notice please contact Sonia Macdonald directly on 0131 529 4279 or email Sonia.Macdonald@edinburgh.gov.uk.
Chief Planning OfficerPLACEThe City of Edinburgh Council
NOTES: Pre-application consultation reportto be submitted with planning application
Circular 3/2013 Development Management Procedures
2.35 The applicant must prepare a report of what has been done during the pre-application phase to comply with the statutory requirements for PAC and any requirements set out in the planning authority’s response to the proposal of application notice. The report is to be made in writing (which may include being in electronic form).
2.36 The legislation does not specify the content of the report beyond that it should set out what had been done to effect compliance with the aforementioned requirements. However, a useful minimum would be to:
specify who has been consulted set out what steps were taken to comply with the statutory requirements and those of the
planning authority set out how the applicant responded to the comments made, including whether and the extent to
which the proposals have changed as a result of PAC provide appropriate evidence that the various prescribed steps have been undertaken – eg
copies of advertisements of the public events and reference material made available at such events; and
demonstrate that steps were taken to explain the nature of PAC, ie that it does not replace the application process whereby representations can be made to the planning authority.
2.37 Planning authorities must decline to determine an application where PAC requirements apply and, in their opinion, have not been complied with.
APPENDIX 3: EVENT 1 ADVERTISEMENT
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APPENDIX 4: EVENT 1 FLYER
Consultation Drop-in Event
WEDNESDAY 26TH FEBRUARY 2020FROM 1PM – 8PM
Corstorphine Community Hub, 191 St John’s Road, EH12 7SL
rowanbankgardens.com
Artisan proposes to submit a planning application to create distinctive, bright and spacious one, two and three bedroom apartments around a large internal garden on the site of the former Gylemuir Care Home.
Come along and talk to the team to find out more about the proposals.
artisanrealestate.co.uk
Development by:
The proposed development site isoutlined in the above image
To find out more about this fresh approach to city living please visit:rowanbankgardens.com
Gylemuir Road
Artisan is an award-winning UK property developer and is proud tocreate places that people want to live, work and spend time in.
Through bold and creative mixed use development, we have enrichedcommunities and regenerated forgotten parts of cities whilst
producing exceptional results for all stakeholders.
Gylemuir Road
ConsultationDrop-in Event
WEDNESDAY26TH FEBRUARY 2020FROM 1PM – 8PM
Corstorphine Community Hub191 St John’s Road, EH12 7SL
Find out more about this fresh approach to city living at: rowanbankgardens.com
Artisan proposes to submit a planning application to create distinctive, bright and spacious one, two and three bedroom apartments around a large internal garden on the site of the former Gylemuir Care Home. Come along and talk to the team to find out more about the proposals.
Artisan is an award-winning UK property developer and is proud to create places that people want to live, work and spend time in. Through bold and creative mixed use development, we have enriched communities and produced exceptional results for all stakeholders.
artisanrealestate.co.uk
Development by:
APPENDIX 5: DEDICATED WEBSITE PAGES
APPENDIX 6: EVENT 1 CONSULTATION BOARDS
www.rowanbankgardens.com ǁǁǁĂƌƟƐĂŶƌĞĂůĞƐƚĂƚĞĐŽƵŬ WƵďůŝĐĞdžŚŝďŝƟŽŶϮϲƚŚ&ĞďƌƵĂƌLJϮϬϮϬ
IntroductionZŽǁĂŶďĂŶŬ'ĂƌĚĞŶƐƌĞƐŝĚĞŶƟĂůĚĞǀĞůŽƉŵĞŶƚ
dŽĚĂLJŝƐƚŚĞĮƌƐƚĞǀĞŶƚŝŶĂƚǁŽƐƚĂŐĞƉƵďůŝĐĐŽŶƐƵůƚĂƟŽŶĨŽƌZŽǁĂŶďĂŶŬ'ĂƌĚĞŶƐĂƉƌŽƉŽƐĞĚƌĞƐŝĚĞŶƟĂůĚĞǀĞůŽƉŵĞŶƚŽŶ'LJůĞŵƵŝƌZŽĂĚŝŶŽƌƐƚŽƌƉŚŝŶĞ
dŚŝƐĞdžŚŝďŝƟŽŶĨŽƌŵƐĂƉĂƌƚŽĨƚŚĞƉƌĞͲĂƉƉůŝĐĂƟŽŶƉƌŽĐĞƐƐĂŶĚŝƐLJŽƵƌŽƉƉŽƌƚƵŶŝƚLJƚŽůĞĂƌŶŵŽƌĞĂďŽƵƚŽƵƌŝŶŝƟĂůŝĚĞĂƐŽŶƚŚĞƌĞĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƐŝƚĞĂŶĚƚŽŚĞůƉƵƐƐŚĂƉĞĨƵƚƵƌĞƉƌŽƉŽƐĂůƐ
WůĞĂƐĞƚĞůůƵƐǁŚĂƚLJŽƵƚŚŝŶŬďLJĮůůŝŶŐŝŶĂĨĞĞĚďĂĐŬĨŽƌŵŽƌƐŝŵƉůLJƚĂůŬŝŶŐƚŽƵƐƚŽŚĞůƉŝŶĨŽƌŵƚŚĞĚĞƐŝŐŶƉƌŽĐĞƐƐďĞĨŽƌĞŽƵƌƐĞĐŽŶĚĞdžŚŝďŝƟŽŶŝŶDĂƌĐŚ
tĞǁŝůůƌĞǀŝĞǁLJŽƵƌĐŽŵŵĞŶƚƐĂŶĚƉƌĞƐĞŶƚĨƵƌƚŚĞƌĚĞƚĂŝůĂƚƚŚĞĨŽůůŽǁƵƉĞdžŚŝďŝƟŽŶďĞĨŽƌĞĂƉůĂŶŶŝŶŐĂƉƉůŝĐĂƟŽŶŝƐƐƵďŵŝƩĞĚ
ƌƟƐĂŶŝƐĂŶĂǁĂƌĚͲǁŝŶŶŝŶŐh<ƉƌŽƉĞƌƚLJĚĞǀĞůŽƉĞƌĂŶĚŝŶǀĞƐƚŽƌ tĞĂƌĞĞŶĞƌŐĞƟĐĂŶĚĞŶƚƌĞƉƌĞŶĞƵƌŝĂůŝŶĚĞůŝǀĞƌŝŶŐƚŚĞƉůĂĐĞƐƚŚĂƚƉĞŽƉůĞǁĂŶƚƚŽůŝǀĞǁŽƌŬĂŶĚƐƉĞŶĚƚŚĞŝƌƟŵĞ
dŚƌŽƵŐŚďŽůĚĂŶĚĐƌĞĂƟǀĞĚĞǀĞůŽƉŵĞŶƚŽĨůĂƌŐĞĐŽŵƉůĞdžŵŝdžĞĚͲƵƐĞƐŝƚĞƐǁĞŚĂǀĞĞŶƌŝĐŚĞĚĐŽŵŵƵŶŝƟĞƐƌĞŐĞŶĞƌĂƚĞĚĨŽƌŐŽƩĞŶƉĂƌƚƐŽĨĐŝƟĞƐǁŚŝůƐƚƉƌŽĚƵĐŝŶŐĞdžĐĞƉƟŽŶĂůƌĞƐƵůƚƐĨŽƌĂůůƐƚĂŬĞŚŽůĚĞƌƐƌƟƐĂŶǁŽƵůĚďƌŝŶŐƚŚŝƐŬŶŽǁůĞĚŐĞĂŶĚĞdžƉĞƌŝĞŶĐĞƚŽĂŶLJĨƵƚƵƌĞĚĞǀĞůŽƉŵĞŶƚĂƚ'LJůĞŵƵŝƌZŽĂĚ
www.rowanbankgardens.com ǁǁǁĂƌƟƐĂŶƌĞĂůĞƐƚĂƚĞĐŽƵŬ WƵďůŝĐĞdžŚŝďŝƟŽŶϮϲƚŚ&ĞďƌƵĂƌLJϮϬϮϬ
Who we aretŚĂƚǁĞĚŽ
Artisan Real Estate
ͻŶŝŶŶŽǀĂƟǀĞĚĞǀĞůŽƉĞƌǁŝƚŚŽǀĞƌϯϬLJĞĂƌƐŽĨĞdžƉĞƌŝĞŶĐĞ
ͻƌƟƐĂŶŚĂǀĞďƵŝůƚĂŵŝdžŽĨƌĞƐŝĚĞŶƟĂůŚŽƚĞůƐƉĞĐŝĂůŝƐƚŚŽŵĞƐĂŶĚĐŽŵŵĞƌĐŝĂůƐƉĂĐĞĂĐƌŽƐƐƚŚĞh<
ͻϰϬϬŶĞǁŚŽŵĞƐϮϯϬϬϬϬƐƋŌŽĸĐĞƐϲϬϬϬϬƐƋŌƌĞƚĂŝůϵϬϬŚŽƚĞůƌŽŽŵƐĂŶĚϴϬϬϬƐƋŵŽĨŶĞǁƉƵďůŝĐƌĞĂůŵŚĂǀĞďĞĞŶĚĞůŝǀĞƌĞĚŝŶĚŝŶďƵƌŐŚ
ͻŶĂǁĂƌĚǁŝŶŶŝŶŐƉůĂĐĞŵĂŬĞƌ
7N Architects
ϳEƌĐŚŝƚĞĐƚƐďƌŝŶŐĂŶŝŶƚĞŐƌĂƚĞĚĂƉƉƌŽĂĐŚƚŽƉůĂĐĞŵĂŬŝŶŐϳEƐƉĞĐŝĂůŝƐĞŝŶŐĞŶĞƌĂƟŶŐŝŶŶŽǀĂƟǀĞŝĚĞĂƐƚŚĂƚĚĞůŝǀĞƌƐŝŵƉůĞƐŽůƵƟŽŶƐƚŽĐŽŵƉůĞdžƉƌŽďůĞŵƐĂŶĚĨŽĐƵƐŽŶĚĞůŝǀĞƌŝŶŐƚƌĂŶƐĨŽƌŵĂƟŽŶĂůĐŚĂŶŐĞďLJƵŶůŽĐŬŝŶŐƚŚĞĨƵůůƉŽƚĞŶƟĂůŽĨďƵŝůĚŝŶŐƐƉůĂĐĞƐĂŶĚƐƉĂĐĞƐ
ƌƟƐĂŶZĞĂůƐƚĂƚĞĨŽĐƵƐŽŶĚĞůŝǀĞƌŝŶŐŝŶŶŽǀĂƟǀĞƐƵƐƚĂŝŶĂďůĞĂŶĚůŽĐĂƟŽŶƐƉĞĐŝĮĐĚĞǀĞůŽƉŵĞŶƚƐƚŚĞƌĞďLJĐƌĞĂƟŶŐǀŝďƌĂŶƚŚŝŐŚƋƵĂůŝƚLJĞŶǀŝƌŽŶŵĞŶƚƐKƵƌƉĞĚŝŐƌĞĞĂŶĚĞdžƉĞƌŝĞŶĐĞŝŶĚĞůŝǀĞƌŝŶŐƐƵĐŚĚĞǀĞůŽƉŵĞŶƚƐƐĞƚƐƵƐĂƉĂƌƚĨƌŽŵƚLJƉŝĐĂůůĂƌŐĞƐĐĂůĞŽƌŝŶĚƵƐƚƌŝĂůĨŽĐƵƐĞĚĚĞǀĞůŽƉĞƌƐ
ƌƟƐĂŶZĞĂůƐƚĂƚĞǁŝůůĚĞůŝǀĞƌůŽǁĐĂƌďŽŶĚĞǀĞůŽƉŵĞŶƚĂŶĚƐĞĞŬƚŽŵŝŶŝŵŝƐĞƚŚĞĞŶǀŝƌŽŶŵĞŶƚĂůŝŵƉĂĐƚŽĨŽƵƌŽƉĞƌĂƟŽŶƐĂŶĚƐƵƉƉůLJĐŚĂŝŶǁŚŝůĞŝŶĐƌĞĂƐŝŶŐƚŚĞĞŶĞƌŐLJĂŶĚƌĞƐŽƵƌĐĞĞĸĐŝĞŶĐLJŽĨŽƵƌĚĞǀĞůŽƉŵĞŶƚƐ
New Waverley, Edinburgh, Artisan Real Estate
Blythswood Quarter, Glasgow, Artisan Real Estate Canonmills Garden, Edinburgh, Artisan Real Estate
Western Harbour, Edinburgh, 7N Architects and Rankin Fraser Western Harbour, Edinburgh, 7N Architects and Rankin Fraser
Fountainbridge, Edinburgh, 7N Architects and Rankin Fraser Westfield Avenue, Edinburgh, 7N Architects
Everards Print Works, Bristol, Artisan Real Estate
www.rowanbankgardens.com ǁǁǁĂƌƟƐĂŶƌĞĂůĞƐƚĂƚĞĐŽƵŬ WƵďůŝĐĞdžŚŝďŝƟŽŶϮϲƚŚ&ĞďƌƵĂƌLJϮϬϮϬ
Site Location'LJůĞŵƵŝƌZŽĂĚ
ŽƌƐƚŽƌƉŚŝŶĞ
dŚĞƉƌŽƉŽƐĞĚϬϵŚĞĐƚĂƌĞƐŝƚĞŝƐĂĨŽƌŵĞƌĐĂƌĞŚŽŵĞŽŶ'LJůĞŵƵŝƌZŽĂĚŽƌƐƚŽƌƉŚŝŶĞŝŶǁĞƐƚĚŝŶďƵƌŐŚdŚĞĐĂƌĞŚŽŵĞǁĂƐĐůŽƐĞĚŝŶϮϬϭϵĂŶĚŚĂƐƐŝŶĐĞďĞĞŶĚĞŵŽůŝƐŚĞĚ
ŽƌƐƚŽƌƉŚŝŶĞůŽĐĂůĐĞŶƚƌĞďŽĂƐƚƐĂŶƵŵďĞƌŽĨůŽĐĂůƐŚŽƉƐĂŶĚĂŵĞŶŝƟĞƐůĂƌŐĞdĞƐĐŽƐƵƉĞƌŵĂƌŬĞƚŝƐŝŵŵĞĚŝĂƚĞůLJĂĚũĂĐĞŶƚƚŽƚŚĞƐŝƚĞdŚĞƐŝƚĞŝƐĐůŽƐĞƚŽ'LJůĞWĂƌŬǁŚŝĐŚŝŶĐůƵĚĞƐĂŶƵŵďĞƌŽĨƐƉŽƌƟŶŐĨĂĐŝůŝƟĞƐĂŶĚƉůĂLJĂƌĞĂƐĂŶĚĂĂǀŝĚ>ůŽLJĚ>ĞŝƐƵƌĞĞŶƚƌĞ'LJůĞŵƵŝƌWƌŝŵĂƌLJ^ĐŚŽŽůŝƐĂŶϴŵŝŶƵƚĞǁĂůŬĨƌŽŵƚŚĞƐŝƚĞ
>ŽĐĂůďƵƐƐĞƌǀŝĐĞƐƉƌŽǀŝĚĞĂĐĐĞƐƐƚŽƚŚĞ'LJůĞĂŶĚĚŝŶďƵƌŐŚWĂƌŬŝŶϭϱŵŝŶƵƚĞƐĂŶĚĚŝŶďƵƌŐŚŝƚLJĞŶƚƌĞǁŝƚŚŝŶϮϬŵŝŶƵƚĞƐĂƐǁĞůůĂƐĚŝƌĞĐƚĂĐĐĞƐƐƚŽƚŚĞŝƌƉŽƌƚĂŶĚŽƚŚĞƌĂƌĞĂƐŽĨƚŚĞĐŝƚLJ
^ŽƵƚŚ'LJůĞƚƌĂŝŶƐƚĂƟŽŶŝƐϭϱŵŝŶƵƚĞƐǁĂůŬĨƌŽŵƚŚĞƐŝƚĞǁŚŝĐŚŚĂƐƌĞŐƵůĂƌƐĞƌǀŝĐĞƐƌĞĂĐŚŝŶŐĚŝŶďƵƌŐŚtĂǀĞƌůĞLJǁŝƚŚŝŶϭϮŵŝŶƐ
dŚĞƐŝƚĞŝƐũƵƐƚŶŽƌƚŚŽĨYƵŝĞƚLJĐůĞZŽƵƚĞϵǁŚŝĐŚŝƐĂϭϬŵŝŶƵƚĞƌŝĚĞƚŽƚŚĞ'LJůĞĂŶĚĚŝŶďƵƌŐŚWĂƌŬŽƌϯϬŵŝŶƵƚĞƐƚŽĚŝŶďƵƌŐŚĐŝƚLJĐĞŶƚƌĞ
^ŽƵƚŚ'LJůĞdƌĂŝŶ^ƚĂƟŽŶ
ƵƐ^ƚŽƉ
dĞƐĐŽ
ĂǀŝĚ>ůŽLJĚ
'LJůĞPark
'LJůĞŵƵŝƌWƌŝŵĂƌLJ^ĐŚŽŽů
ƵƐ^ƚŽƉƚŽŝƚLJĞŶƚƌĞ
ŽƌƐƚŽƌƉŚŝŶĞ>ŽĐĂůĞŶƚƌĞ
ϭϱŵŝŶǁ
ĂůŬŝŶŐƌ
ŽƵƚĞ
YƵŝĞƚLJĐ
ůĞZŽƵƚĞ
YƵŝĞƚLJĐůĞZŽƵƚĞ
YƵŝĞƚLJĐůĞZŽƵƚĞ
>ĂĚLJǁĞůůZŽĂĚ
DĞĂĚŽǁ
WůĂĐĞZŽĂĚ
ϭϱŵŝŶǁĂůŬŝŶŐƌŽƵƚĞ
ϰŵŝŶǁĂůŬŝŶŐƌŽƵƚĞ
'ůĂƐŐŽǁZŽĂĚ
City Context Connections and Amenity
>ŽĐĂůŵĞŶŝƚLJ
tĂůŬŝŶŐZŽƵƚĞƐ
YƵŝĞƚLJĐůĞZŽƵƚĞ
>ŽĐĂůƵƐZŽƵƚĞƐ
WƌŝŵĂƌLJƵƐŽƌƌŝĚŽƌ
ZĂŝů^ĞƌǀŝĐĞƐ
Key
ǁǁǁĂƌƟƐĂŶƌĞĂůĞƐƚĂƚĞĐŽƵŬ WƵďůŝĐĞdžŚŝďŝƟŽŶϮϲƚŚ&ĞďƌƵĂƌLJϮϬϮϬǁǁǁƌŽǁĂŶďĂŶŬŐĂƌĚĞŶƐĐŽŵ
Site History
dŚĞƐŝƚĞŚĂĚĂǀĂƌŝĞĚŚŝƐƚŽƌLJƉƌŝŽƌƚŽŝƚƐƌĞĚĞǀĞůŽƉŵĞŶƚĂƐĂĂƌĞ,ŽŵĞŝŶƚŚĞůĂƚĞϮϬƚŚĞŶƚƵƌLJ
dŚĞƐŝƚĞůŝĞƐƚŽƚŚĞǁĞƐƚŽĨƚŚĞŚŝƐƚŽƌŝĐǀŝůůĂŐĞĐĞŶƚƌĞŽĨŽƌƐƚŽƌƉŚŝŶĞǁŚŝĐŚĚĂƚĞƐƚŽƚŚĞϭϮƚŚĞŶƚƵƌLJ ĞƐƉŝƚĞďĞŝŶŐůŽĐĂƚĞĚŽŶŽŶĞŽĨƚŚĞƉƌŝŵĂƌLJƌŽĂĚƌŽƵƚĞƐďĞƚǁĞĞŶĚŝŶďƵƌŐŚĂŶĚ'ůĂƐŐŽǁƚŚĞŽƌƐƚŽƌƉŚŝŶĞůĂƌŐĞůLJĂǀŽŝĚĞĚƚŚĞϭϵƚŚĞŶƚƵƌLJŝŶĚƵƐƚƌŝĂůŝƐĂƟŽŶƐĞĞŶŝŶŽƚŚĞƌƉĂƌƚƐŽĨƚŚĞĐŝƚLJĂŶĚƌĞŵĂŝŶĞĚƐĞƉĂƌĂƚĞĨƌŽŵĚŝŶďƵƌŐŚ ƐƵƌďĂŶĞĚŐĞ
DĂƉƐĨƌŽŵƚŚĞŵŝĚϭϵƚŚĞŶƚƵƌLJƐŚŽǁƚŚĞƐŝƚĞĂƐŽƉĞŶůĂŶĚŽƵƚƐŝĚĞƚŚĞŚŝƐƚŽƌŝĐǀŝůůĂŐĞĐĞŶƚƌĞĐĐŽƵŶƚƐĨƌŽŵƚŚĞƟŵĞĚĞƐĐƌŝďĞƚŚĞůĂŶĚĂƐƵƐĞĚĨŽƌŐƌĂƐƐƉƌŽĚƵĐƟŽŶƚŚĂƚǁĂƐƐŽůĚƚŽĚĂŝƌŝĞƐŝŶĚŝŶďƵƌŐŚĐŝƚLJĐĞŶƚƌĞsŝŶĞŽƩĂŐĞdƌĞĞEƵƌƐĞƌLJĂƉƉĞĂƌƐƚŽƚŚĞŶŽƌƚŚǁĞƐƚŽĨƚŚĞƐŝƚĞĨƌŽŵƚŚĞůĂƚĞϭϵƚŚĞŶƚƵƌLJ LJƚŚĞĞĂƌůLJϮϬƚŚĞŶƚƵƌLJ ƚŚĞŶƵƌƐĞƌLJǁĂƐƌĞŶĂŵĞĚZŽǁĂŶďĂŶŬEƵƌƐĞƌLJ ǁŝƚŚĂŶĂĚũĂĐĞŶƚĨĂĐƚŽƌLJŽƉĞƌĂƚĞĚďLJ>ĂŵŽŶƚ Ɛ^ĞĐƵƌĞdžĐŽŶƐƚƌƵĐƚĞĚŝŶƚŚĞϭϵϯϬƐdŚĞƐĞƌĞŵĂŝŶĞĚƵŶƟůƚŚĞĞĂƌůLJϭϵϴϬƐǁŚĞŶƚŚĞůĂŶĚďĞŐĂŶƚŽďĞƌĞĚĞǀĞůŽƉĞĚŝŶƚŽƚŚĞƌĞƚĂŝůƵŶŝƚƐƉƌĞƐĞŶƚƚŽĚĂLJ
LJƚŚĞϭϵϲϬƐƐƵďƵƌďĂŶƌĞƐŝĚĞŶƟĂůĚĞǀĞůŽƉŵĞŶƚŚĂĚƐŝŐŶŝĮĐĂŶƚůLJĞdžƉĂŶĚĞĚŽƵƚĨƌŽŵƚŚĞŚŝƐƚŽƌŝĐĐĞŶƚƌĞŽĨŽƌƐƚŽƌƉŚŝŶĞĂůƚŚŽƵŐŚƚŚĞůĂŶĚƚŽƚŚĞǁĞƐƚŚĂĚďĞĞŶƌĞƚĂŝŶĞĚĂƐŽƉĞŶŐƌĞĞŶƐƉĂĐĞĂŶĚǁĂƐĞƐƚĂďůŝƐŚĞĚĂƐĂƉƵďůŝĐƉĂƌŬ'LJůĞWĂƌŬŝŶϭϵϱϯĂƐĞĚŽŶŵĂƉƐĂŶĚƉŚŽƚŽŐƌĂƉŚƐŽĨƚŚĞƟŵĞƚŚĞƐŝƚĞŝƚƐĞůĨĐŽŶƚĂŝŶĞĚůŝŐŚƚŝŶĚƵƐƚƌŝĂůƐŚĞĚƐŝŶƵƐĞĂƐĞŶŐŝŶĞĞƌŝŶŐǁŽƌŬƐ
dŚĞƐŝƚĞǁĂƐƌĞĚĞǀĞůŽƉĞĚĂƐĂĐĂƌĞŚŽŵĞŝŶƚŚĞůĂƚĞϮϬƚŚĞŶƚƵƌLJ ǁŝƚŚƐƵƌƌŽƵŶĚŝŶŐƉůŽƚƐƚŽƚŚĞǁĞƐƚĂŶĚƐŽƵƚŚĚĞǀĞůŽƉĞĚĂƐŇĂƩĞĚƌĞƐŝĚĞŶƟĂůďůŽĐŬƐ&ƵƌƚŚĞƌƌĞƐŝĚĞŶƟĂůĚĞǀĞůŽƉŵĞŶƚƚŽƚŚĞŶŽƌƚŚĨŽůůŽǁĞĚǁŚŝůƐƚƚŚĞdĞƐĐŽƐƵƉĞƌŵĂƌŬĞƚǁĂƐďƵŝůƚŽŶƚŚĞůĂŶĚƚŽƚŚĞǁĞƐƚŽĨƚŚĞƐŝƚĞŝŶƚŚĞĞĂƌůLJϮϬϬϬƐ
Historic map from 1932
Historic map from 1853
Aerial photograph from 1948
Rowanbank Nursery in the 1970sAerial view from 1961
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Site Context^ƵƌƌŽƵŶĚŝŶŐĐŚĂƌĂĐƚĞƌĂŶĚŝĚĞŶƟƚLJ
dŚĞƐŝƚĞŝƐƐƵƌƌŽƵŶĚĞĚŽŶƚŚƌĞĞƐŝĚĞƐďLJŵŽĚĞƌŶƌĞƐŝĚĞŶƟĂůĚĞǀĞůŽƉŵĞŶƚƐdŚĞĞĂƐƚĞƌŶďŽƵŶĚĂƌLJŝƐĨŽƌŵĞĚďLJĂdĞƐĐŽƐƵƉĞƌŵĂƌŬĞƚ
dŽƚŚĞƐŽƵƚŚĂŶĚǁĞƐƚŽĨƚŚĞƐŝƚĞƚŚĞƌĞĂƌĞĂƐĞƌŝĞƐŽĨĨŽƵƌƐƚŽƌĞLJďůŽĐŬƐŽĨŇĂƚƐĚĂƟŶŐĨƌŽŵƚŚĞϭϵϵϬƐƵƐŝŶŐĂƌĂŶŐĞŽĨŵĂƚĞƌŝĂůƐŝŶĐůƵĚŝŶŐǀĂƌLJŝŶŐĐŽůŽƵƌƐďƌŝĐŬǁŽƌŬŚĂƌůŝŶŐƟŵďĞƌĐůĂĚĚŝŶŐĂŶĚƉŝƚĐŚĞĚƟůĞĚƌŽŽĨƐdŽƚŚĞŶŽƌƚŚŽĨƚŚĞƐŝƚĞĂĚĞǀĞůŽƉŵĞŶƚŽĨƉŝƚĐŚĞĚƌŽŽĨϯƐƚŽƌĞLJŇĂƚƐĂŶĚƚǁŽƐƚŽƌĞLJŚŽƵƐĞƐŝŶďƵīďƌŝĐŬĂŶĚŚĂƌůŝŶŐǁĂƐĐŽŵƉůĞƚĞĚŝŶϮϬϬϬ
&ƵƌƚŚĞƌŇĂƚƐǁĞƌĞďƵŝůƚƚŽƚŚĞƐŽƵƚŚĂŶĚǁĞƐƚŝŶƚŚĞĞĂƌůLJϮϬϬϬƐƌĂŶŐŝŶŐĨƌŽŵϰͲϱƐƚŽƌĞLJƐǁŝƚŚďƵīƐƚŽŶĞĂǀĂƌŝĞƚLJŽĨĐŽůŽƵƌĞĚƌĞŶĚĞƌĂŶĚŇĂƚƌŽŽĨƐKƉƉŽƐŝƚĞƚŚĞŶŽƌƚŚǁĞƐƚĐŽƌŶĞƌŽĨƚŚĞƐŝƚĞĂƐŵĂůůƚĞƌƌĂĐĞŽĨϯƐƚŽƌĞLJƚŽǁŶŚŽƵƐĞƐŝŶǁŚŝƚĞƌĞŶĚĞƌǁŝƚŚŵĞƚĂůĐůĂĚŵĂŶƐĂƌĚƐƚLJůĞƌŽŽĨƐǁĂƐĐŽŵƉůĞƚĞĚŝŶϮϬϭϱ
dŽƚŚĞĞĂƐƚƚŚĞƌĞĂƌĞĂŶƵŵďĞƌŽĨůĂƌŐĞŵŽĚĞƌŶƌĞƚĂŝůƵŶŝƚƐǁŝƚŚĞdžƉĂŶƐŝǀĞĂƌĞĂƐŽĨƐƵƌĨĂĐĞƉĂƌŬŝŶŐ
ϱϱϱϭ
ϱϱϴϬ
ϲϬϴϬ
ϱϰϰϰ
ϱϭϴϱ
ϱϮϮϳ
ϱϭϵϵ
ϱϵϭϬ
ϱϳϵϱ
ϱϳϵϱ
ϱϳϴϵ
ϱϰϴϱϱϳϴϵ
ϱϵϭϬ
ϱϱϴϲ
ϱϮϵϲ
ϱϰϮϭ
ϱϰϬϴ
ϱϯϵϬ
ϱϯϱϬ
ϱϯϴϬ
ϰϴϱϬ
ϰϳϱϬ
ϰϯϵϴ
ϱϭϴϭϱϬϲϱ
Existing residential developments to the south and west
Existing building heights Overview of existing site looking north east
Existing residential developments to the north
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Opportunities and Constraints
džŝƐƟŶŐĚĞǀĞůŽƉŵĞŶƚƚŽƚŚĞŶŽƌƚŚŝƐƉƌĞĚŽŵŝŶĂŶƚůLJ
ϯƐƚŽƌĞLJƐ
KƉƉŽƌƚƵŶŝƚLJƚŽŝŵƉƌŽǀĞĂŵĞŶŝƚLJŽŶ'LJůĞŵƵŝƌZŽĂĚǁŝƚŚƌĞƐŝĚĞŶƟĂůĨƌŽŶƚĂŐĞ
ŽŵŵĞƌĐŝĂůƵƐĞƐƚŽƚŚĞĞĂƐƚĞƌŶďŽƵŶĚĂƌLJ
džŝƐƟŶŐƉůĂŶƟŶŐƐĐƌĞĞŶƐƌĞĂƌŽĨdĞƐĐŽƐƵƉĞƌŵĂƌŬĞƚ
ĨƌŽŵƐŝƚĞ
ZĞƚĂŝŶĞdžŝƐƟŶŐǀĞŚŝĐůĞĂĐĐĞƐƐƚŽƚŚĞƐŝƚĞ
WƌŽdžŝŵŝƚLJƚŽďƵƐƌŽƵƚĞƐŝŶƚŽƚŚĞĐĞŶƚƌĞŽĨ
ĚŝŶďƵƌŐŚĂŶĚǁĞƐƚŽĨƚŚĞĐŝƚLJ
ZĞƚĂŝŶĞdžŝƐƟŶŐǀĞŚŝĐůĞĂĐĐĞƐƐƚŽƚŚĞƐŝƚĞ
^ƚƌĞŶŐƚŚĞŶĂŶĚŝŵƉƌŽǀĞƵƉŽŶĞdžŝƐƟŶŐŐƌĞĞŶ
ĐŚĂƌĂĐƚĞƌǁŝƚŚůĂŶĚƐĐĂƉŝŶŐĂŶĚƉŽƚĞŶƟĂůĨŽƌŐƌĞĞŶ
ƌŽŽĨƐ
KƉĞŶĂƐƉĞĐƚƚŽƐŽƵƚŚǁĞƐƚŵĂdžŝŵŝƐĞƐůŝŐŚƚŝŶƚŽƐŝƚĞ
WƌŽdžŝŵŝƚLJƚŽůŽĐĂůĐLJĐůĞƌŽƵƚĞƐ
ZĞƵƐĞŽĨĂŶĞŵƉƚLJďƌŽǁŶĮĞůĚƐŝƚĞĨŽƌŚŝŐŚƋƵĂůŝƚLJŚŽƵƐŝŶŐŝŶĐůƵĚŝŶŐϮϱйĂīŽƌĚĂďůĞ
ĞǀĞůŽƉŵĞŶƚƚŽǁĞƐƚĂŶĚƐŽƵƚŚƉƌĞĚŽŵŝŶĂŶƚůLJĨŽƵƌͲĮǀĞƐƚŽƌĞLJƐ
ŽŶƐŝĚĞƌĂŵĞŶŝƚLJŽĨĂĚũĂĐĞŶƚĚĞǀĞůŽƉŵĞŶƚ
sŝƐƵĂůĐŽŶŶĞĐƟŽŶƚŽ'LJůĞPark
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Initial Concept
Pre-application engagement
ƉƌĞͲĂƉƉůŝĐĂƟŽŶŵĞĞƟŶŐǁĂƐŚĞůĚǁŝƚŚŝƚLJŽĨĚŝŶďƵƌŐŚŽƵŶĐŝů;ͿƉůĂŶŶŝŶŐĚĞƉĂƌƚŵĞŶƚŝŶĞĐĞŵďĞƌϮϬϭϵǁŝƚŚƌĞĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƐŝƚĞĨŽƌƌĞƐŝĚĞŶƟĂůƵƐĞƐƵƉƉŽƌƚĞĚ
dŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚǁŝůůŽīĞƌϮϱйĂīŽƌĚĂďůĞŚŽƵƐŝŶŐƉƌŽǀŝƐŝŽŶŝŶůŝŶĞǁŝƚŚƉŽůŝĐLJ
ZĞƐŝĚĞŶƟĂůƵŶŝƚƐŝnjĞǁŝůůŵĞĞƚŽƌĞdžĐĞĞĚƚŚĞƐƚĂŶĚĂƌĚƐŝŶĐŽƌƉŽƌĂƟŶŐƐĞĐƵƌĞĐLJĐůĞƐƉĂĐĞƐĞůĞĐƚƌŝĐǀĞŚŝĐůĞĐŚĂƌŐŝŶŐƉŽŝŶƚƐĂŶĚŝƚLJĂƌůƵďǁŚŝůƐƚůŽŽŬŝŶŐƚŽƌĞĚƵĐĞŽŶͲƐŝƚĞƉĂƌŬŝŶŐŐŝǀĞŶƚŚĞƐŝƚĞ ƐĞdžĐĞůůĞŶƚůŽĐĂůĂŵĞŶŝƟĞƐĂŶĚƉƵďůŝĐƚƌĂŶƐƉŽƌƚůŝŶŬƐ
KƉƉŽƌƚƵŶŝƟĞƐĨŽƌŝŵƉƌŽǀĞŵĞŶƚƐƚŽ'LJůĞŵƵŝƌZŽĂĚǁŝƚŚĂĐƟǀĞƌĞƐŝĚĞŶƟĂůĨƌŽŶƚĂŐĞƐ
ƌĞĂƚĞƐŚĂƌĞĚƐƵƌĨĂĐĞĞŶƚƌĂŶĐĞƐƋƵĂƌĞŽŶ'LJůĞŵƵŝƌZŽĂĚ
ƌĞĂƚĞĂƉĞƌŝŵĞƚĞƌďƵŝůĚŝŶŐǁŝƚŚƚŚĞŵĂũŽƌŝƚLJŽĨĚĞǀĞůŽƉŵĞŶƚƚŽƚŚĞĞĂƐƚŽĨƚŚĞƐŝƚĞ
ƌĞĂƚĞĂůĂƌŐĞƐŚĂƌĞĚĐŽƵƌƚLJĂƌĚŐĂƌĚĞŶĨŽƌƌĞƐŝĚĞŶƚƐŵĂdžŝŵŝƐŝŶŐŐƌĞĞŶƐƉĂĐĞŽŶƐŝƚĞ
ŽŶƚĂŝŶŵĂũŽƌŝƚLJŽĨƉĂƌŬŝŶŐŽīͲƐƚƌĞĞƚǁŝƚŚŝŶĐŽƵƌƚLJĂƌĚƐƚŽƚŚĞĞĂƐƚĞƌŶďŽƵŶĚĂƌLJ
KƉƉŽƌƚƵŶŝƚLJĨŽƌŐƌĞĞŶƌŽŽĨƐƚŽďƵŝůĚŝŶŐƐ
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Place and Character
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SustainabilityƌƟƐĂŶ Ɛ^ƵƐƚĂŝŶĂďŝůŝƚLJ>ĞŐĂĐLJ
^ƵƐƚĂŝŶĂďŝůŝƚLJŝƐĚĞĮŶĞĚĂƐĂǀŽŝĚĂŶĐĞŽĨƚŚĞĚĞƉůĞƟŽŶŽĨŶĂƚƵƌĂůƌĞƐŽƵƌĐĞƐŝŶŽƌĚĞƌƚŽŵĂŝŶƚĂŝŶĂŶĞĐŽůŽŐŝĐĂůďĂůĂŶĐĞǁŚŝĐŚďĞƐƚĚĞƐĐƌŝďĞƐƌƟƐĂŶ ƐŽďũĞĐƟǀĞƐŝŶĚĞůŝǀĞƌŝŶŐƐƵƐƚĂŝŶĂďůĞĚĞǀĞůŽƉŵĞŶƚƌƟƐĂŶŝƐĐŽŵŵŝƩĞĚƚŽƵŶĚĞƌƚĂŬŝŶŐĚĞǀĞůŽƉŵĞŶƚƐŝŶĂƐƵƐƚĂŝŶĂďůĞǁĂLJƚŚĂƚŝŵƉƌŽǀĞƐƵƉŽŶƚŚĞƉƌĞǀŝŽƵƐƵƐĞŽĨƚŚĞƐŝƚĞĂŶĚĐŽŶƚƌŝďƵƚĞƐƉŽƐŝƟǀĞůLJƚŽŝŵƉƌŽǀŝŶŐƐƵƐƚĂŝŶĂďůĞůŝĨĞƐƚLJůĞƐdŚĞƐĞƉƌŝŶĐŝƉůĞƐĂƌĞŝŵƉůĞŵĞŶƚĞĚƚŚƌŽƵŐŚƌƟƐĂŶ Ɛ^ƵƐƚĂŝŶĂďŝůŝƚLJKďũĞĐƟǀĞƐǁŚŝĐŚŝŶĐůƵĚĞ
• ZĞƵƐĞŽĨďƌŽǁŶĮĞůĚůĂŶĚĂŶĚďƵŝůĚŝŶŐƐůŽĐĂƚĞĚŝŶĐŝƚLJĂŶĚƚŽǁŶĐĞŶƚƌĞƐǁŝƚŚĂĐĐĞƐƐƚŽŐŽŽĚƉƵďůŝĐƚƌĂŶƐƉŽƌƚůŝŶŬƐĂŶĚůŽĐĂůĂŵĞŶŝƟĞƐ
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• ĞƐŝŐŶůĂŶĚƐĐĂƉĞĂŶĚĂŵĞŶŝƚLJƐƉĂĐĞƐĨŽƌƚŚĞďĞŶĞĮƚŽĨŶĞǁƌĞƐŝĚĞŶƚƐ
• ZĞƐƉĞĐƚůŽĐĂůŚŝƐƚŽƌLJĂŶĚŚĞƌŝƚĂŐĞĞŵďƌĂĐŝŶŐŝƚǁŝƚŚŝŶŶĞǁĚĞǀĞůŽƉŵĞŶƚƐ
• ZĞĐLJĐůĞĂŶĚƌĞƵƐĞĞdžŝƐƟŶŐďƵŝůĚŝŶŐƐĂŶĚǁĂƐƚĞŵĂƚĞƌŝĂůƐŽŶƐŝƚĞǁŚĞƌĞƉŽƐƐŝďůĞ
• ZĞĚƵĐĞĐĂƌďŽŶĨƌŽŵĂĚĞƐŝŐŶĂŶĚƚĞĐŚŶŝĐĂůƉŚŝůŽƐŽƉŚLJŽĨůĞƐƐĮƌƐƚͲĨŽĐƵƐŽŶĨĂďƌŝĐĂŶĚƚŚĞŶĞĞĚƚŽƵƐĞůĞƐƐĞŶĞƌŐLJĂŶĚǁĂƚĞƌƚŽƐĞƌǀŝĐĞďƵŝůĚŝŶŐƐ
• ŶĐŽƵƌĂŐĞƚŚĞƵƐĞŽĨŐƌĞĞŶƌŽŽĨƐĨŽƌƚŚĞďĞŶĞĮƚŽĨƐƵƌĨĂĐĞǁĂƚĞƌƌĞƚĞŶƟŽŶŝŶƐƵůĂƟŽŶĂŶĚĞĐŽůŽŐLJ
• hŶĚĞƌƚĂŬĞĞdžƚĞŶƐŝǀĞůŝŐŚƚŵŽĚĞůůŝŶŐŽĨƚŚĞĚĞƐŝŐŶƐƚŽĞŶƐƵƌĞĚĂLJůŝŐŚƚŝƐŵĂdžŝŵŝƐĞĚĨŽƌŽĐĐƵƉĂŶƚƐ
• ŶĐŽƵƌĂŐĞŚŽŵĞǁŽƌŬŝŶŐƚŚƌŽƵŐŚƚŚĞƉƌŽǀŝƐŝŽŶŽĨǁŽƌŬŝŶŐƌŽŽŵƐǁŝƚŚƚŚĞďĞƐƚďƌŽĂĚďĂŶĚĂǀĂŝůĂďůĞ
• >ĞĂǀĞĂĐŽŵŵƵŶŝƚLJůĞŐĂĐLJƚŚƌŽƵŐŚĂƌĞƐŝĚĞŶƚƐǁĞďƐŝƚĞǁŝƚŚĞdžƚĞƌŶĂůŵĞĞƟŶŐƐƉĂĐĞƐŶĐŽƵƌĂŐĞƐĞĐƵƌĞĂŶĚŶĞŝŐŚďŽƵƌůLJůĂLJŽƵƚƐǁŝƚŚŶĂƚƵƌĂůƐƵƌǀĞŝůůĂŶĐĞ
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Next steps and feedback
February 2020&ŝƌƐƚĐŽŶƐƵůƚĂƟŽŶĞǀĞŶƚ
March 2020^ĞĐŽŶĚĐŽŶƐƵůƚĂƟŽŶĞǀĞŶƚ
April 2020WůĂŶŶŝŶŐĂƉƉůŝĐĂƟŽŶ
August 2020WůĂŶŶŝŶŐĚĞƚĞƌŵŝŶĂƟŽŶ
November 2020tŽƌŬƐƚĂƌƚƐŽŶƐŝƚĞ
July 2022WƌŽũĞĐƚĐŽŵƉůĞƟŽŶ
dŚŝƐĐŽŶƐƵůƚĂƟŽŶĞǀĞŶƚŝƐƚŚĞĮƌƐƚŽĨƚǁŽƐƵĐŚĞǀĞŶƚƐƚŚĂƚǁŝůůƚĂŬĞƉůĂĐĞĂŚĞĂĚŽĨĂůŝŬĞůLJƉůĂŶŶŝŶŐƐƵďŵŝƐƐŝŽŶĂƚƚŚĞĞŶĚŽĨƉƌŝůƚŚŝƐLJĞĂƌ
&ƵƌƚŚĞƌĚĞƚĂŝůĞĚĚĞƐŝŐŶǁŝůůƚŚĞŶĐŽŶƟŶƵĞĂŚĞĂĚŽĨĂƚĂƌŐĞƚĞĚƐƚĂƌƚŽŶƐŝƚĞŝŶůĂƚĞϮϬϮϬǁŝƚŚƚŚĞďƵŝůĚŝŶŐĚƵĞĨŽƌĐŽŵƉůĞƟŽŶƚŽǁĂƌĚƐƚŚĞŵŝĚĚůĞŽĨϮϬϮϮ
ƌƟƐĂŶŝƐŬĞĞŶƚŽĐŽŶƐƵůƚĐůŽƐĞůLJǁŝƚŚĞdžŝƐƟŶŐƌĞƐŝĚĞŶƚƐĂŶĚŬĞLJƐƚĂŬĞŚŽůĚĞƌƐĂƐǁĞůŽŽŬƚŽƐŚĂƉĞŽƵƌƉƌŽƉŽƐĂůƐ
ƌƟƐĂŶǁŝůůďĞŚŽůĚŝŶŐĂŶŽƚŚĞƌĞdžŚŝďŝƟŽŶŝŶDĂƌĐŚĂŶĚǁŽƵůĚƵƌŐĞƌĞƐŝĚĞŶƚƐƚŽĐŽŵĞĂůŽŶŐĂŶĚŚĞĂƌŵŽƌĞĂďŽƵƚƚŚĞĞdžĐŝƟŶŐƉůĂŶƐĨŽƌZŽǁĂŶďĂŶŬ'ĂƌĚĞŶƐǁŚŝĐŚǁŝůůďĞŝŶĨŽƌŵĞĚďLJƚŚĞĨĞĞĚďĂĐŬǁĞƌĞĐĞŝǀĞĨŽůůŽǁŝŶŐƚŚŝƐĞǀĞŶƚ
WůĞĂƐĞĮůůŝŶĂĨĞĞĚďĂĐŬĨŽƌŵĂŶĚůĞĂǀĞŝƚǁŝƚŚƵƐŽƌǀŝƐŝƚƚŚĞƉƌŽũĞĐƚǁĞďƐŝƚĞ
www.rowanbankgardens.com
ŽŶƚĂĐƚTeri Porter - Porter Planning LtdE: teri@porterplanning.com
dŚĞĚĞĂĚůŝŶĞĨŽƌƌĞƚƵƌŶŽĨĨĞĞĚďĂĐŬĨŽƌŵƐŝƐFriday 20th March
APPENDIX 7: EVENT 1 FEEDBACK FORM
Consultation Feedback Form Thank you for taking time to review our proposals. Please fill in this form or complete it online at
rowanbankgardens.com Please leave your response in the comments box or respond online before midnight on Friday 20th March 2020.
Question
Yes
No
Don’t know
1 Do you agree that Corstorphine is a good place to live? 2 Do you support the need for new homes? 3 Is the provision of new homes the most appropriate use for this site? 4 Are there any parts of the development proposals you particularly like?
Please provide further information in the box below.
5 Are there any parts of the development proposals that concern you? Please provide further information in the box below.
6 Are there are any further comments you’d like to make?
Some information about you Name
Address or postcode
email Phone Age (please tick box) Under 20 21-40 41-60 Over 61 Gender (please tick box) Female Male Other Tick this box if you would like to be kept updated on the Rowanbank Gardens Proposals Tick this box if you have an interest in buying or renting one of the properties.
By completing this form you are consenting that your personal information will be held in accordance with GDPR legislation and used only in relation to the Rowanbank Gardens development. Once a planning application is submitted, you will also have an opportunity to make comments directly to City of Edinburgh Council.
Kkkk. Public Public information regarding this development will be posted on the project website www.rowanbankgardens.com
Please tick appropriate box
APPENDIX 8: EVENT 2 POSTPONED FLYER
2nd Consultation Drop-in Event
POSTPONEDCorstorphine Community Hub, 191 St John’s Road, EH12 7SL
artisanrealestate.co.uk
Development by:
We have been seeking community views on our initial proposals. We held a community drop-in event on 26th February and our initial ideas for the site are available to view online:
rowanbankgardens.com
Due to the Coronavirus, following government guidance we have decided to postpone the second consultation event scheduled for March.
We will try to rearrange a second date, failing that will communicate with
the community on the project website. Frequently asked questions will also be posted online.
We will also deliver mailshots to those who have left contact details
and immediate neighbours.
Please continue to check the project website for updated information.
rowanbankgardens.com
To find out more about this fresh approach to city living please visit:rowanbankgardens.com
Artisan is an award-winning UK property developer and is proud tocreate places that people want to live, work and spend time in.
Through bold and creative mixed use development, we have enrichedcommunities and regenerated forgotten parts of cities whilst
producing exceptional results for all stakeholders.
Gylemuir Road
Proposed developmentsite outlined below
Community drop in eventheld on February 26th
Artisan proposes to submit a planning application to create distinctive, bright and spacious one, two and three bedroom
apartments around a large internal garden on the site of the former Gylemuir Care Home.
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