Digital Consultation Introduction - Old Tynecastle High
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Digital Consultation Introduction Welcome to our virtual consultation hub where you will learn more about the Proposed Development. This virtual exhibition has been prepared to engage and inform the local community of the emerging proposals and to provide the opportunity to submit comments that will inform any possible future planning application. We welcome your views on the proposals. Details of how to provide feedback are given below. Digital Consultation Due to current Covid-19 restrictions and following emergency legislation from the Scottish Government, developers are currently encouraged to use online or digital methods of engaging with the public on upcoming developments whilst public gatherings are not possible. In light of this, S1 has developed this website in association with Orbit to ensure an effective public consultation process can take place and crucially to inform the public about the proposed development and to gather feedback on the proposals. The exhibition materials that would have been on display at the public exhibition can be viewed on this website. As part of the consultation, we will be hosting a live & interactive event where the project team will be available on this website to answer your questions through a dedicated chat system as part of our digital consultation. This will allow direct communication with the client and project team and enable any questions or comments to be addressed.
Introduction To
The Project
The Proposal
Proposed redevelopment of the former
Tynecastle High School Site incorporating
MURRAYFIELD TRAM partial demolition and change of use of school
STOP buildings and new build to form student
residential development with associated
infrastructure and landscaping.
AD
WESTERN APPROACH RO
TH E SITE
FOR M ER
T YN EC ASTLE
NORTH H IGH SCHO OL
BRITISH
DISTI LLERY TYN EC ASTLE
HIGH SCHOOL
Development Background
TYNECASTLE
The former Tynecastle High School ceased being used
PARK
as a school in late 2009 with the school moving to a
state-of-the-art new school building across the road
from the original site in January 2010.
G ORGI E The constrained nature of the site meant that there
FARM were limited re-development options. In 2014 the
site was acquired by the neighbouring North British
Distillery (NBD) and used for a short period for informal
parking. The continued deteriorating nature of the site
forced NBD to examine alternatives, including a number
A D of options for re-development for community uses and
SAI NSBURY ’ S R O
E other purposes.
R GI
G O Unfortunately, the cost of re-development and
D the constraints associated with the neighbouring
A operations meant that an alternative use could not be
RO found. The site was therefore marketed in 2020.
RD
F O The site has a number of very specific constraints that
T E require to be taken into consideration in determining
L A
S the use and development form and seriously limit its
potential for residential development.
The Site
The site extends to 1.53 hectares and
comprises a two storey ‘L’ shaped building
along the eastern (McLeod Street) and
southern boundaries and a similarly ‘L’ shaped
deck access building on the west and north
boundaries – together they form a broad
courtyard feature. Several later buildings and
extensions occupy the courtyard
The site is easily accessed via the A71 and
McLeod St and is well connected in terms of
public transport.
The original school
buildings are Grade ‘B’
Listed and incorporate
a number of interesting
architectural features.
Historic Development
Site Context Development:
1855 1920 1956 1988
Landmark Historical Map Landmark Historical Map Landmark Historical Map L
County: EDINBURGHSHIRE County: EDINBURGHSHIRE County: C
Published Date(s): 1855 Published Date(s): 1919-1920 Published Date(s): 1956 P
Originally plotted at: 1:10,560 Originally plotted at: 1:10,560 Originally plotted at: 1:10,560 O
Tynecastle Development:
1905 1912 1932 1971
Site Context
1
Proximity to NBD
The site shares a boundary with NBD to the immediate
west. The nature of the distillery operations will impact
amenity in terms of safety, air quality and noise.
Any new development must not compromise the
neighbouring established employment use through
the introduction of uses that give rise to amenity
complaints. It is also imperative that any new use is
capable of being designed in such a way so as to limit
the impacts on the potential users/occupants of the AD
site. WESTERN APPROACH RO
The site also sits next to, and partially within, the Health
and Safety Executive Consultation Zone for NBD. This
6
places a restriction on the extent of development along 5
the boundary and prevents the existing buildings on the
western boundary from being developed for alternative 1
uses. A single use could make it easier to mitigate
4
amenity impacts and ensure an acceptable relationship
can be accommodated between existing and proposed
3
uses.
2
2
Proximity to Tynecastle Stadium
Tynecastle Stadium sits to the immediate south of
the site. Noise, light and traffic are likely to negatively
impact amenity on match days. These issues, and the
relationship with the Stadium, must be considered in
determining the proposed development form. Again,
it is important that the proposed development uses
do not give rise to a conflict with Heart of Midlothian 11 2 3 4 5 6
Football Club which is an important asset for the
community.
Proximity to the Western
Approach Road
The Western Approach sits to the immediate north of
the site and will impact both noise and air quality along
the northern edge. The steep embankment leading up
to the road, which sits 9 metres above the site, will also 1: NORTH BRITISH 2: TYNECASTLE STADIUM 3: TYNECASTLE HIGH 4: MCLEOD STREET 5: MCLEOD STREET 6: MCLEOD STREET
1: WESTFIELD ROAD
impact daylighting to the northern edge. DISTILLERY
394 bedrooms EXTENSION SCHOOL TENEMENT RESIDENTIAL COMMUNITY CENTRE
Site Connectivity
Ample bus routes nearby
provide access to all three of
the universities, whilst the city
campuses are accessible by
walking and cycling via quiet
street routes and dedicated
cycle / walking paths.
TO HAYMARKET /
PRINCES ST
APPROX 5 MINUTE WALK
TO FOUNTAINBRIDGE/
TOLLCROSS
EDINBURGH
LK UNIVERSITY
A
E W approx 30 mins by
T bus - multiple routes
I NU 45 mins walk
5M ES
S
UT
TE
X S RO
O BU
OU
PR
AP
SR
BU
LK
A
E W
T
Sainsbury’s
I NU HERIOT WATT
M UNIVERSITY
10
OX approx 30 mins
PR No.25 BUS NAPIER UNIVERSITY
AP TO SLATEFORD / Approx 20 mins by bus
CHESSER approx 30 / 40 mins
TO SAUGHTON / walk dependant on
ALDI SIGHTHILL campus
Planning Context
LOCAL DEVELOPMENT PLAN
As shown below, the City of Edinburgh Council’s (CEC) ELDP identifies the
site as being within the ‘urban area’ with no specific designation / zoning.
Redevelopment proposals would therefore be assessed against the ELDP
wider design and listed building policies, taking account of the proposed
use.
The blue dotted line which sits outwith the site to the north represents a
‘Cycleway Footpath Safeguard’ along McLeod St.
There is no recorded planning application history which is considered
relevant to the consideration of re-development options.
EDINBURGH LOCAL DEVELOPMENT PLAN NOVEMBER 2016
CEC DEVELOPMENT BRIEF
Whilst the Development Brief is dated, it provides an indication of CEC’s
aspirations for the site, namely the retention of the main school building
along the eastern and southern boundary, and demolition of later additions
to open up the rest of the site.
Whilst the HSE consultation zones used to limit the extent of re-
development options, subsequent developments have reduced the size of
the consultation zones, providing greater opportunity for redevelopment.
The Development Brief showed CEC’s intention for only the L-shaped
building along the eastern and southern boundaries as being retained (see
above).
Listed Buildings
The buildings and the site’s other associated
features are Category B Listed.
The full listing description can be found on
Historic Environment Scotland (HES) Portal
Reference: LB26950
Hierarchy Of Significance:
Although all buildings on the
Note: Indicative pending detailed assessment
site (including gates, gate
piers and railings) fall within
the Category B Listing, the
principal listed buildings
comprise the two storey ‘L’
shaped building along the
eastern (McLeod Street) and
southern boundaries, and the
similar ‘L’ shaped workshops on
the west and north boundaries.
12
Note: Indicative pending detailed assessment
Category 1 includes Gate,
Gate Piers, Boundary Wall
at McLeod Street and Railings
at McLeod Street and Railings
Gate Piers, Boundary Wall
Category 1 includes Gate,
B LISTED B LISTED
Detached workshop MCLEOD STREET, TYNECASTLE HIGH SCHOOL
ranges complete WITH WORKSHOPS, GATES, GATEPIERS AND
quadrangle. Numerous RAILINGS
Overall Site Area
additions, including dining John Alexander Carfrae, 1910-11, and later additions.
hall and gymnasium, Extensive L-plan Free Renaissance school with some
within schoolyard. Caroline detail; canted pedimented entrance across
apex, with timber bellcote cupola, and further wing Overall Site Area
extending behind.
Listed Buildings:
Condition
Deteriorating Condition of the Listed Building The assembly hall
is dilapidated
The listed buildings, over a period of time, has significantly deteriorated. As
part of our process, we aim to keep the listed building that fronts McLeod
Street.
Newer additions create a View to the Assembly Hall
jumbled array of buildings and Dining Extension
The ‘workshops’ to the north View South East Neighbouring
and west boundaries are over Courtyards Tynecastle and NBD
difficult to adapt.
Listed Buildings: Internal Photographs
Key Spaces to be retained
The main stair
is an impressive
feature
The intricate glazed
cupola in the
main stair will be
retainedConstraints
Health & Safety Executive & Sewer Constraints Neighbouring Developments & Existing Buildings
The HSE has set ‘consultation The former Tynecastle High School
KEY
Inner Zone
Western Approach Road Western Approach Road
Middle Zone
Outer Zone
zones’ associated with the business is overlooked by the North British
activities of North British Distillery Existing Sewer Distillery, Tynecastle Stadium and
Company (NBDC) and neighbouring is adjacent to the busy Western
McLeod Street
McLeod Street
Existin
company MacFarlan Smith. The Approach Road.
g Sewer
consultation zones require CEC to
utilise HSE’s consultation system
on any planning applications for
redevelopment. The consultation Tynecastle Stadium Tynecastle Stadium
zones are split into “Inner” “Middle” Existing Constraints Plan : HSE Consultation Zone Existing Constraints Plan : Existing Sewer TSS.AR(SK)004 TSS.AR(SK)003
and “Outer”, with the inner and
Former Tynecastle Hgh School Former Tynecastle Hgh School
1:500@a1 1:500@a1
Edinburgh 0 5 10 15 20
25m 50m Edinburgh 0 5 10 15 20
25m 50m
middle zones generally being more
restrictive to re-development for
alternative use.
INNER ZONE
MIDDLE ZONE
OUTER ZONE
Since the Tynecastle Development
Brief was approved, the
consultation zones have been
reduced such that the majority
of the site now sits out with the
consultation zones.Re-Use / Adaptation
The Importance of Heritage Respecting Neighbouring Uses Addressing Student Demand
Scottish Planning Policy states “The planning It is paramount that any incoming use does not undermine the existing Student numbers are rising at a rate of 3% per year.
system should…enable positive change in the businesses and employers in the immediate vicinity. Inevitably this means that there will be increasing
historic environment which is informed by a clear putting pressure on traditional housing stock. The
understanding of the importance of the heritage assets Whilst both the stadium and distillery are both familiar and established Council’s preferred position is to ensure where
affected and ensure their future use..” uses within Gorgie, developing in this proximity will demand careful design possible that student needs are met as far as in well
consideration to ensure that matter of noise and air quality are mitigated managed and regulated schemes as these have
Managing Change in the Historic Environment: Use and through design. reduced issues of antisocial behaviour.
Adaptation of Listed Buildings notes “For a building
to stay in use over the long term, change will be Edinburgh has 54,995 full-time students and only
necessary….Proposals that keep buildings in use, or “International students have an incredibly positive impact in Scotland....They
bring important social, cultural, and economic benefits to our society and add 19,420 beds in purpose-built university or private
bring them back into use, should be supported as long sector accommodation, this indicates that 35,575
as they do the least possible harm.” to the diversity of our communities, enriching the learning experience and
supporting local businesses and jobs.” (64.69%) of students must obtain accommodation
The constraints affecting the site have mitigated elsewhere.
against the viable redevelopment of the Category B
listed school since its closure in 2009. Even with the The Scottish Government, March 2018
removal of later extensions and accretions it will not be
practically or economically possible to retain all of the
Economic Benefit
original elements. Single-Use Management / Control
S1 have commissioned an Economic impact Assessment on the impact
The proposed development provides a significant upon the local area. Whilst the study has yet to be completed, it is clear that
A building under single user control has the ability to introduce control
opportunity to restore as much as possible of the Student Development has the potential to have a significant beneficial impact
measures that will ensure that the amenity and safety can be maintained,
original school in a sustainable long term future use by upon the local area.
e.g. ventilation systems and acoustic design. It also affords opportunities to
integrating this within the wider redevelopment of the install site-wide green energy provision under the control of a Building Energy
hinterland of the site in a viable complementary use Management System (BEMS) to minimise energy consumption and improve “The total contribution of student spending to Scottish employment
sustainability is estimated to 109,000 jobs in total. equivalent to one fifth (20%) of
New development must respect the setting of the Listed
Building; that means, that if the main school building Edinburgh’s total population.”
is to be retained, new development must provide a
degree of separation that acknowledges and respects
Compatibility with the Surroundings Source © 2013 nef consulting
its setting.
This pushes development toward the fringes of the The site is within a mixed-use area separated from residential accommodation
site and closer to the constraints associated with on the opposite side of McLeod Street and sits surrounded by commercial
uses. The Student Use will not adversely affect existing neighbouring
QUALITY OF DEVELOPMENT:
neighbouring uses
properties.
While S1 predominantly develops residential development, as a commercial
The Re-use of an educational campus allows the site to be re-used to meet
company, we must be alive to the market demand and the likelihood of building
the demands for Higher education.
a quality of development that will suit buyers and provide an appropriate
standard for prospective residents.
The public costs of hosting international students in 2015-16 was estimated to
be to be £19,000 for each EU domiciled student and £7,000 for each non-EU The position adjacent to Tynecastle Stadium, The Distillery and the West
domiciled student. The estimated economic contribution for each EU domiciled Approach Road, makes this more difficult to achieve viably for open market
student of is £87,000 and £102,000 for each non-EU international student. housing whist also retaining the Main Listed Building. The nature of student
development allows amenity to be created in a different way orientating and
Report published by London January 2018 design development in such a way that it can limit the views out of the site and
create a shared student amenity space in the centre of the site.Proposed Use:
Student Residential
Addressing Student Demand HIGH QUALITY SOCIAL
In the Council’s Student Housing
Guidance, it is recognised that
The City of Edinburgh Council’s Locality and ROOMS SPACES “Historically the increasing number
Ward data profile identifies student levels as of licensed HMOs has led to the loss
being relatively low (at 14.8%) and below the of larger flats, which might otherwise
level of 15.8% for the city as a whole. Even with have been occupied by families with
the addition of recently granted and planned children. This has resulted in:
accommodation the proposed development will
• A rapid turnover of population;
not create an unsustainable concentration of
student accommodation. • Less stable communities; and
S1 has commissioned a detailed socio-economic • Properties left vacant for extended
analysis of the local area to help us understand periods in the summer.”
likely impact of the proposed scheme. This For this reason, it is the Council’s
information, coupled with feedback from the stated preference “that student
local community, will inform our decision making needs are met as far as possible in
process as the design develops. well managed and regulated schemes
as these have reduced issues of
antisocial behaviour.” (Student
Housing Guidance 2016, pg 4).
LEARNING SPACES
A COMMUNITY RELAXING SPACES
ENVIRONMENTStudent Housing:
Provision
COMMUNITY COUNCIL 3
BOUNDARY:
GORGIE / DALRY
2
4
5
1
EX EX EX
1 I 2 I 3 I 4 5
ST
ST
ST
ING
ING
ING
IN DE
IN DE
VE
VE
OP
L OP
L
ME ME
NT THE WIREWORKS
NT WESTFIELD AVENUE
THE MILL HOUSE ORWELL TERRACE NIDO HAYMARKET
Homes for Students Napier University Nido Student Homes for Students Napier UniversityDesign Ambition
A Landscaped Space.... LINKING BUILT ....With an Industrial Influence
& NATURAL
ENVIRONMENTS
A SOCIAL
SPACE
....Re-Creating
a Collegiate
Courtyard
A SPACE FOR ....integrating old
MEETING
with new
A SPACE TO
REFLECTApproach:
Building Removal
Location of existing building
within over pressure zone as
EXISTING The buildings, and other
justification for demolition
associated features on the site,
are Category B Listed. Careful
consideration has been given
to the suitability of the existing
buildings for adaptive re-use.
Proximity to ownership boundary
and embankment as justification
for demolition
PROPOSED REMOVALS
The original school building
on McLeod St will be
retained, and restored, as
an integral part of the new
development.
The cost of the restoration is being
met by the value of the new build
to the rear.Approach:
Concept
CREATING COURTYARDS
SOCIAL AND COMMUNAL SPACE
URBAN GRAIN - Two large landscaped courtyards
COMPLETING THE could be supplemented by additional
pocket parks and green planted
BLOCK strips throughout the development.
Contrasting with the existing hard-
landscaped surfaces, the new soft-
landscaped outdoor amenity
space would reduce
development density
through the centre
of the site.
URBAN GRAIN - AXISApproach: Concept MASSING - RELATIONSHIP RELATIONSHIP TO WESTERN APPROACH ROAD Development zones to the north and Aside from providing accommodation, west of the site could be formed to the new buildings could serve a dual compliment the retained existing school function within the wider site strategy; building. New building within these acting as a buffer to NBD and the zones would be designed as subservient Western Approach, and forming a new to the existing school building, with the collegiate style courtyard at the heart of heights dropping down to tie in with the the development. existing building datum.
Outline Proposals
Site Plan:
KEY
Key
Western Approach Road
1. Existing Building : Conversion
1. Existing Building – conversion
2. New Building
Single User Control
2. New Building3.4. Building Entrance
Cycle Store
5. Landscaped Courtyard / Amenity The site constraints make it difficult to
3. Building Entrance
identify uses that create sufficient value
4. Cycle Store
to retain and convert the original parts
5. Landscaped Courtyard / Amenity of the former Tynecastle High School. A
purpose built student accommodation
operator, as a single user, has the ability
Development Features: to introduce control measures that will
BLOCK A
UILDING S ACT AS A BUFF ER TO Community
ensure that the amenity and safety can
B Facility.
Community Facility
CENTR2. AL AMENITY S
PACE be maintained.
2
3.
3. Security - Single point of entry A student population is likely to occupy
the accommodation for less hours per
PROTECTED COURTYARD day than other types of residents and
WITH CENTRAL AMENITY is considered to be less sensitive to the
5.
Amenity: circa. 67% potential effects of surrounding noise
McLeod Street
B
BLOCK 3.
landscaped open space and visual impacts of the surrounding
uses. That said, the proposed
BUILDIN L AMENITY S
4. Modular Classrooms: Extensive development will be required to
North British Distillery
CENTRA
2.
5.
Downtakings Required to convert mitigate noise and air quality impacts
to Resi Apartments to provide the same level of protection
GS ACT
and amenity as for any other type of
3.
Single Aspect Accommodation dwelling. The lack of requirement for
private outdoor amenity space per unit,
AS A BU
2. 5.
Existing Assembly Hall coupled with the uniformity of each
4. unit, provides more flexibility in the
PROTECTED COURTYARD utilised for student amenity design and selection of construction
FFER TO
PACE
1.
WITH CENTRAL AMENITY materials and the location of ventilation
5.
Heritage: Retention of Grade ducts for the development in order to
KC:
3.
‘B’ Listed Building achieve this.
BLOC
SPACE g B uilding
NITY
Exis t i n
AM E
ENTR AL
R TOC A building under single user control
BUFFE
S A has the ability to introduce control
GS ACT A
IN measures that will ensure that the
BUILD
ECONOMIC IMPACT amenity and safety can be maintained,
e.g. ventilation systems and acoustic
The development could provide c.500 student design. It also affords opportunities to
beds. install site-wide green energy provision
S1 Developments have commissioned a detailed under the control of a Building Energy
Central Amenity Hubs analysis on the potential positive impact the Management System (BEMS) to
Study Spaces development can have on the local economy. minimise energy consumption and
Current figures suggest an average spend of improve sustainability.
Gym £9,204 per annum, per student, exclusive of
Games accommodation and tuition fees (National Union A student development is a car-free
of Students (2013) Student contributions to the development ensuring there is no
Shared Kitchen Facilities increase in local traffic or associated air
Tynecastle Stadium UK economy, pg 13).
Breakout pollution.
TV & CinemaSustainability Environmental Engineering
Principles
APPROACH ENVIRONMENTAL ENGINEERING PRINCIPLES
• Car free development;
• 100% cycle provisions - encouraging
sustainable transport;
• 100% eletric - no fossil fuels;
• Sustainable Technology - Air Source
Heat Pump for water heating;
• Adaptive Re-Use - embodied carbon
of existing building;
• Increase Bio-Diversity of Site -
landscaped Areas replace tarmac car
park areas.
ASHP
Environmental Engineering
Heat Pump Solutions
Environmental Engineering
ALL ELETRIC ENGINEERING
All Electric Engineering Past
Environmental Engineering
Heat Pump Solutions
Future
ENVIRONMENTAL
ENGINEERING
SOLUTION
LANDSCAPED INCREASED BIO- 100% CYCLE
COURTYARDS DIVERSITY PROVISIONOutline Proposals:
Relationship to
Context
Student Housing
The option of student development creates
the opportunity to retain the main listed
building and boundary walls that were
identified in the original Council brief
(Tynecastle Development Brief 2004). The
change from an education campus to a
student campus provides a modern re-use
of the existing building. This allows it to be
retained as the focal point within the street,
with purpose-built student accommodation
located behind the original building screening
the industrial NBD uses to the west.
EXISTINGOutline Proposals: Sense of Identity Community Ties We are keen to engage with the local community and have already met with a number of local charities / community groups to understand how the development can best serve the local area. We would like to incorporate a dedicated community space into the scheme. The proposed space would face directly onto McLeod St, providing both an active frontage to the street and a simple point of access for the potential end user.
Outline Proposals: Welcoming Environment Car Free A student scheme affords the opportunity to make the development completely car-free, thus reducing impact on local traffic and air quality.
Next Steps...
Feedback
We want to hear your thoughts on the
proposals and would welcome any
feedback you may have.
You can provide comments through
our website via the feedback form
which is in the ‘downloads’ section.
Alternatively, comments can be
mailed to named party S1.
SENSE OF PLACE
Information and exhibition boards on
this site will be available for comment
until [21 days from when the info goes
live and a minimum of 7 days after
live session], which is the deadline for
public comments.
Please note that comments made will
be to S1, the prospective applicant,
not the planning authority. There will
be an opportunity to submit formal
comments to The City of Edinburgh
Council, upon submission of a
planning application.
Should you have any questions, please
do not hesitate to contact us.
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