First Public Exhibition - OCEAN TERMINAL - NEN North Edinburgh News
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OCEAN TERMINAL First Public Exhibition
WELCOME
On behalf of Ocean Terminal and Ambassador Group,
thank you for taking the time to visit this online public
exhibition. It is the first of two exhibitions regarding
the proposal for the comprehensive redevelopment of
Ocean Terminal.
Ocean Terminal has passed through various Our proposal is for a transformational redevelopment
ownerships in recent years, most recently Resolution which will open Ocean Terminal to the waterfront
Property, who added the front facing H&M unit, and create a welcoming shopping and leisure
sought permission to develop a hotel on the north destination that meets the needs of local people.
surface car park, and planned to change Ocean Our vision is for residential, community and other
Terminal into an outlet mall. uses, including food and drink and retail uses,
the creation of new public realm, with associated
A Proposal of Application Notice (PAN) was submitted landscaping, infrastructure and access arrangements,
to City of Edinburgh Council (CEC) in August 2021 and potentially hotel and offices.
outlining the intentions of Ocean Terminal and
Ambassador Group to undertake the comprehensive
redevelopment of the property.
development-oceanterminal.com 2
BACKGROUND This is an opportunity for Ocean Terminal to reach its full potential. Recent changes in retailing, particularly the shift to online retailing, the growth in demand for leisure uses and, more recently, the impact of Covid, have had a detrimental impact on retailers with department store businesses being severely impacted. These factors have had a detrimental impact across all town and city centres, and commercial centres such as Ocean Terminal. The result has been that large parts of Ocean Terminal have in effect lost their purpose, with radical change now being required to remove those elements now rendered obsolete, creating an opportunity for positive new development, and to adapt the retained centre to better serve the growing local community which it is increasingly at the heart of, and also the wider needs of the city. APPROACH It is proposed to bring forward two applications for planning permission. The first will seek permission for the extent of The aspiration is for a high quality mixed demolition required, for the ‘re-facing’ of the use development that repositions Ocean Terminal retained centre, new public realm and the temporary for the long term, and that sustainably regenerates a treatment of the area cleared for new development. brownfield site and successfully integrates it within The second, ‘major’, application, will seek permission the emerging new community around it and the for the new development on the cleared site. Both adjacent tram halt. applications will be in detail. This will enable the greatest level of engagement with both the planning authority and local community, and also provide certainty as to the nature and quality of the new public realm and buildings proposed. development-oceanterminal.com 3
THE SITE
The PAN boundary includes the entirety of The site is adjacent to Leith Docks Entrance Basin
Ocean Terminal in order to enable any design and The Royal Yacht Britannia to the north, Albert
or technical planning issue arising during the Dock Basin to the east and Ocean Drive and Melrose
planning process to be readily dealt with. Drive to the south.
PAN Boundary Plan
1 Site Plan - Existing
Scale - 1 : 1000
development-oceanterminal.com 4
THE SITE
Demolition and Clearance
The area anticipated for demolition extends to The two main components to be removed are the
approximately 0.854ha and is broadly comprised of north car park and the former Debenhams which is
the north car park and the former Debenhams store, not readily adaptable to a new viable use and therefore
extending to include the ‘rotunda’ at the north end of impacts on the purpose of the north car park.
the Mall, with the area for redevelopment including the
north surface car park and the waterside area adjacent
VU CITY VIEW
to TheLOOKING NORTH
Royal Yacht Britannia and the new distillery.
OCEAN POTENTIAL
TERMINAL DEMOLITION
VU CITY EXPORT
11
Existing Site Plan Showing
[A] the Extent of Potential
Demolition and [B] the Extent
of the Retained Centre
development-oceanterminal.com 5
PLANNING
Planning Policy, Guidance and Material Considerations
Edinburgh Local Development Plan (ELDP)
Ocean Terminal is identified as a ‘Commercial Centre’ with criterion e) being particularly relevant with its
in the ELDP. Policy Ret 4 Commercial Centres is reference to accessibility by public transport,
relevant. The narrative to the policy however clearly walking and cycling, less car travel and improving
states that the purpose of the policy: the environment of the centre. All of these elements
are a focus for the new proposals.
“is to indicate the circumstances in which
additional retail floorspace in a commercial A cycleway/footpath safeguard bounds the site to
centre will be supported.” the north and west adjacent to the dock basin (T7),
and a tram route safeguard with proposed stop
It is not therefore strictly applicable. However, aspects bounds the site along its southern edge (T1).
of the stated assessment criteria are helpful in terms
of identifying key planning issues to be addressed, North East
Reproduced from the Ordnance Survey mapping with permission
of the Controller of Her Majesty's Stationery Office
© Crown Copyright. Unauthorised reproduction infringes
Crown Copyright and may lead to prosecution or civil proceedings.
Licence Number 100023420. City of Edinburgh Council 2009.
F 1:15,000
The City of Edinburgh Council Boundary Del 1; Des 1-13; Env 2-4,
Env 7-9, Env 12, Env 16;
General plan - wide policies Env 18 -22; Hou 1-7; Hou 9 -10;
Ret 1, Ret 6, Ret 8, Ret10 -11;
Tra 1-4, Tra 6, Tra 8-9, Tra 11;
RS 1, RS 4, RS 6 - RS 7
Proposals Map designations and relevant policies and proposals in the Written Statement
Urban Area - refers to all LDP area outwith Emp 1, Emp 9-10,
the Green Belt and Countryside Policy Area Hou 8, Ret 6, RS 3
City Centre Del 2, Emp 1, Ret 7, Tra 5
(CC1) Table 10
City Centre Proposal (CC2-4) Table 3, Table 10, Hou 1
(EW 1a-c, EW 2a-d) Del 3, Hou 1, Ret 7
Edinburgh Waterfront (EW 1d&e) Table 2, Del 3, Emp 8
Edinburgh Park/South Gyle Del 4, Emp 1
World Heritage Site Env 1
EW 1a GS 2
SCH 5
Designated Conservation Area Env 5, Env 6
Scheduled Ancient Monument Env 8
S3
7
EW 1e
(including Union Canal)
T
Historic Garden / Designed Landscape Env 7
- Inventory Site
Newhaven
Green Belt
! ! ! !
! ! ! !
Env 10
EW 1b ! ! ! !
Countryside Policy Area Env 10
7
Special Landscape Area
T
Env 11
EW 1a GS 2
Trinity Leith International and National Natural Heritage Env 13, Env 14
T1 Designation (Natura 2000 Site and/or SSSI)
T7
4
SCH 5 EW 1d
Local Nature Conservation Site Env 15
EW 1c
GS 3
Local Nature Reserve Env 15
Bonnington T7
S3 EW 1e Area of Importance for Flood Management Env 21
7 T7
Open Space
T Env 18, Env 19
T1
nverleith HSG 13
T
Greenspace Proposal (GS1-11) Table 1
7
T7
Pentland Hills Regional Park Env 17
Newhaven Housing Proposal (HSG 1 - HSG 41) Tables 3 & 4, Hou 1
HSG 11
Canonmills
GS 8
School Proposal (SCH 4-5) Table 5
T7
EW 1b !
\ Indicative School Proposal(SCH 1-3, SCH 6-10) Table 5
Stockbridge
HSG 12
T7
Craigentinny Strategic Business Centre Emp 1
T3
Business and Industry Area Emp 8, RS 3
! ! ! ! ! ! !
T2
! ! ! ! ! ! !
! ! ! ! ! ! !
T4 ! ! ! ! ! ! !
Special Economic Area (Emp 2-8) Table 2, Emp 2-8
7
T3
T
Abbeyhill
CC 1
Safeguard for Potential Relocation Emp 5
Meadowbank
of Royal Highland Centre
Table 6, Ret 5,
Local Centre Ret 9, Emp 1
Trinity CC 2 Leith Town Centre (including City Centre Retail Core) Table 6, Ret 2, Ret 3,
Willowbrae
Portobello Ret 9, Emp 1
T3
Commercial Centre
! ! ! ! ! ! ! ! ! ! ! ! ! !
Table 7, Ret 4
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
T1
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
T7
4 Speciality Shopping Street Ret 10
EW 1d
T7
Joppa
T7
!
\ Indicative Shopping Proposal (S1-S5) Table 8, Ret 5, Ret 9
EW 1c Tram Route Safeguard with Proposed Stop Table 9, Tra 7
CC 4
SCH 1
GS 3 Existing Tram Route with Stops Table 9, Tra 7
7 S4
CC 3 Railway Safeguard Table 9, Tra 7
Bonnington T7
Duddingston SCH 9
Brunstane
S5
2
% Station Safeguard Table 9, Tra 7
HSG 29
7
Roundabout / Junction Improvement Table 9, Tra 10
Bruntsfield
T7
" " Road Safeguard / Improvement Table 9, Tra 10
Newington T4
Marchmont
T4
TCycleway/
7
Potential Public Transport Safeguard Table 9, Tra 7, Tra 9
HSG 26
T4 T7
! ! ! Cycleway / Footpath Safeguard Table 9, Tra 9
T1
Grange
HSG 27
Prestonfield
HSG 14
SCH 2 Niddrie Newcraighall T6 k Cycleway / Footpath Access Safeguard Table 9, Tra 9
HSG 13
T
S1
T1
7
Safeguard for Potential Additional Runway Emp 4
T7
T4
Craigmillar
Airport Public Safety Zone Tra 12
7
T HSG 16 5
T1
T1
Safeguarded Waste Management Facility
T7
T4 RS 2, RS 3, RS 4
T4
HSG 15
((((((((
HSG 17
Minerals Site
((((((((
Morningside (((((((( RS 3, RS 5
T4 GS 5 SCH 3 ((((((((
((((((((
GS 4 HSG 18
HSG 18
HSG 11
Canonmills
development-oceanterminal.com 6
T7
idge
HSG 12
T7
Craigentinny
T3
T2
T4
PLANNING
Table 7 of the ELDP includes the individual west cycle path shown on the Proposals Map will
characteristics of each of the seven identified be further considered within the review of the
Commercial Centres. Regarding Ocean Terminal development framework.
it states:
Development Principles
“Existing Role and Characteristics - Edinburgh’s Proposals will be expected to:
newest shopping mall (opened 2001) offers a
• Locate any major office development within
range of high street retailing, including an anchor
the strategic business centre identified on the
department store, dining and a multiplex cinema
Proposals Map
over three floors. Serving north Edinburgh and
planned as part of the Waterfront regeneration. •C
reate a publicly-accessible waterside path
Well served by buses. 80 units. connecting east and west
Current Commitments and Future Role - • Help meet the Council’s open space standards
Located in Edinburgh Waterfront, an area where through financial contributions to major
significant regeneration is still proposed, although improvements to or creation of off-site spaces
on a smaller scale than envisaged previously. Any • Design new housing to mitigate any significant
future increase in floorspace must reflect the scale adverse impacts on residential amenity from
and phasing of residential development.” existing or new general industrial development
The ELDP identifies Edinburgh Waterfront as a • Review the flood risk assessment that has already
Strategic Development Area. The site is situated in the been provided for this site
Leith Waterfront area, specifically the ‘Central Leith LDP provisions relating to Ocean Terminal are set
Waterfront’ (Reference: EW 1b). out in Table 7 and Policy Ret 4.”
Table 11 of the ELDP outlines the Development
Principles for this area. Regarding EW 1b it specifies:
“Description: Area of commercial and housing-
led mixed use development sites in various
ownerships. Forth Ports Ltd has decided to retain
land at the Britannia Quay and south of Edinburgh
Dock in port related use, and therefore a modified
approach to the development of this area from
what is included in the Leith Docks Development
Edinburgh Design Guidance
Framework (2005) is required.
CEC has also prepared a suite of non-statutory
The bullet points below within the development planning guidance, including the Edinburgh Design
principles remain applicable, but the development Guidance, which set out CEC’s expectations for the
framework will be reviewed in order to provide a design of new development in Edinburgh. Aspects
revised approach to the development of the area, of design covered by the EDG include views, height,
including a revised diagram representing this materials, daylight, dwelling sizes, biodiversity,
approach. The feasibility and route of the east- landscape and street design.
development-oceanterminal.com 7
COMMERCIAL CONTEXT The retail market has experienced a fundamental change in recent years. This was initially through a gradual growth in online fundamental change. Many shopping centres across shopping but more recently exacerbated by the the UK are no longer commercially viable and many effects of Covid and, in a local context, the impact in will be lost completely and the unfortunate current anticipation of the opening of Edinburgh St James, structure and layout of Ocean Terminal places it very the previous owner’s approach at converting to an much within that spectrum without change. outlet mall and the impact of Fort Kinnaird. Some 83% of department stores in the UK have closed in The shift from car use to more sustainable modes of the last 5 years. This fundamental structural change travel, as exemplified through the delivery of the tram has placed Ocean Terminal in a radically different to Newhaven, renders the north car park superfluous. market context compared to even just 5 years ago, and The structure and form of the Debenhams store certainly compared to when it was first envisioned renders it incapable of alternative viable use. The and delivered. In the face of the changes in retailing, current and planned delivery of new housing growth growth in leisure, the collapse of the department in the immediate local area requires a change in the store model (the centre as built was anchored by BHS retail mix of the centre. An initial feasibility study has and Debenhams), Ocean Terminal now requires to been undertaken to help shape thinking as to how change in a similarly fundamental way through a mix Ocean Terminal can be redeveloped to better face into of strategic and more fine grained changes. Large its radically changed context, but in a way that is also parts of the centre have lost their purpose and the aligned with the wider changes and policy direction commercial reality is that the extent of demolition and of the city in terms of growth and development, redevelopment proposed, and working within leasing mobility and climate change. constraints, is now essential in order to avoid more development-oceanterminal.com 8
PHYSICAL CONTEXT
There is substantial redevelopment
underway in the locality of Ocean Terminal.
Residential development has been in place at
Western Harbour for several years with further
land available for the development of future phases.
Adjacent to Ocean Terminal is Cala’s ‘Waterfront
Plaza’ development and the Port of Leith Housing
Association development, the construction of
which are both nearing completion. To the east
of Ocean Terminal is the site of the ‘Skyliner’
development, which received planning consent in
November 2020. Between the ‘Skyliner’ site and the
office building, known as ‘Ocean Point 1’ is a further
site, which will come forward for development in
the future.
In addition to residential development in the
locality, the Port of Leith distillery is under
construction to the north of Ocean Terminal.
3
4
5
1
2
6
1. SKYLINER 3. WESTERN HARBOUR 5. OCEAN POINT 2
2. CALA 4. OCEAN TERMINAL 6. POLHA
development-oceanterminal.com 9
TRANSPORT & MOVEMENT The following provides an overview of the existing and planned (once the tram works have been completed) walking, cycling, public transport and car movement opportunities, demonstrating that the site is ideally located to be accessible by a range of travel modes from a local and wider perspective, and thereby suitable to accommodate a dense mixed-use development. Existing Site Accessibility • Pedestrian: The site benefits from good pedestrian footways along Ocean Drive, Melrose Drive and through the new Cala Waterfront development, which connect to The Shore, Commercial Street and neighbouring areas of Leith and Newhaven. These are complemented by safe crossing facilities at a number of locations in the vicinity of the site. • Cycle: The site is very well placed in relation to the surrounding cycle network, with Quiet Route 14 accessed within 1 minute on Melrose Drive and the National Cycle Route 75 less than a 5-minute cycle, accessed on Commerical Street. These routes offer excellent access to cycle routes around the north of Edinburgh and connections to the city centre and beyond. • Bus: Bus stops are located to the front of Ocean Terminal, with several services (Lothian Buses services 11, 22, 34, 35, 36 and 200) providing access to destinations across Edinburgh including major employment opportunities in the city centre, Edinburgh Park and further afield to Edinburgh Airport. • Tram: The new tram halt, adjacent to the site, will provide fast, frequent and high capacity services to Leith, Leith Walk, Edinburgh City Centre (including rail stations), Edinburgh Park and Edinburgh Airport. development-oceanterminal.com 10
TRANSPORT & MOVEMENT
20-Minute Neighbourhood
20 minute neighbourhood features
Allotment
School
Employment
Safe Cycle
Route
Medical Care
Diverse Housing
13 14
12 Shopping
Centre
15 Green Space
75
11 Parks
11
Sport Centre
10
10 Lifelong
Learning
1 Age in Place
Development Public
10minute Walk Catchment Transport
10minute Cycle Catchment
Regional
Tramline Transport
Tram Stop
Walkability
Cycle Route
Cycle Route Number Affordable
Contains ©OpenStreetMap contributors data housing
Proposed Vehicle Access and Parking
The site/Ocean Terminal is currently very much inward A vehicle access strategy will be developed to support
looking with access limited to the frontage and via the access to the reduced car parking provision as well
car parks at either end. There is severance between the as access for service and emergency vehicles, which
surrounding streets and new developments, and the complements the active travel strategy.
water to the north of Ocean Terminal. Development of
the site fully supports the policies and principles within The parking provision within the site will be radically
the Edinburgh City Mobility Plan. It has the ability to reduced with the demolition of the north car park,
deliver a 20-minute neighbourhood, with the majority albeit around 850 free car parking spaces will remain
of the 17 features of a 20 minute neighbourhood within with a large percentage of EV charging points
a 10-minute walk (20-minute round trip) of the site. This
will support short distance journeys on foot and by bike, Parking provision within the new development will
reducing the reliance on vehicle travel. In addition, the meet the terms of council policy and standards and
potential for a Mobility Hub will be explored, providing will be subject to detailed discussion with the planning
a key node for a variety of features reducing the need to authority. Parking provision will include for Electric
travel and supporting active and sustainable travel. Vehicle charging, disabled and EV car club spaces.
There will be enhanced cycle parking with Ebike
charging facilities.
development-oceanterminal.com 11OPPORTUNITIES The proposed development offers the potential to create a new hub at the heart of the emerging neighbourhood that surrounds it. Placemaking Opportunities A new neighbourhood centre at the heart of the A mixed use development that helps to accommodate community providing new uses, places, spaces, active Edinburgh’s growth in a sustainable manner, edges and an Ocean Terminal that better serves the connected to the local community and the wider needs of the local community. city by sustainable and active modes of travel. development-oceanterminal.com 12
OPPORTUNITIES
Potential Uses Opportunities:
The uses that may come forward on the development • Creation of a new and dynamic neighbourhood
site, created by the partial demolition of focal point
Ocean Terminal, include residential, hotel, office, • Connecting Ocean Terminal and its amenity with
leisure, community and other commercial uses, established and new residences and communities
including food and drink and retail uses, and the
creation of new public realm. • Play provision, drawing families and increasing
offering of the area
It is envisaged that the ground floor uses will be • A key node on the aspirational Edinburgh
largely comprised of commercial uses, which can waterfront route
provide active frontages to animate the new public
• A space for events, with local events bringing new
realm. Residential uses will be provided on upper
communities together
storeys.
• Green space and permeable surfaces to contribute
to sustainable drainage
Public Realm • Planting to provide shelter and wind filtration,
creating a more pleasant microclimate to
The proposals envision public open spaces with encourage activity
green space and play provision to draw maximum
visitors from surrounding neighbourhoods and
creating synergies with Ocean Terminal and the
proposed residential properties. Spill out spaces for
ground floor commercial premises will be key to the
animation of the space.
development-oceanterminal.com 13OPPORTUNITIES
New Development Zone Defined and Key Vistas Unlocked New Routes, Space and Permeability
ROUTES LEADING TO NEW
WATER-FRONTING SQUARE PERMEABLE
PORT OF LEITH DISTILLERY AND BOARDWALK INTER-CONNECTED
ROYAL YACHT BLOCKS AND
T
BRITANNIA ON COURTYARDS
FR
ATER
W
CK
LO DEVELOPMENT
UN ZONE
L EET
M INA L STR
TER NA
N KEY ROYAL YACHT VISTA ER
OC
EA
FROM OCEAN DRIVE INT
D
RE
IGU
NF E
CO LIN
RE
AM
TR
W
NE
Active and Private Edges Servicing and Vehicular Access
PROTECTED
PEDESTRIAN
ROYAL YACHT ZONE
FOCUSED
WATERFRONT
PR
ES
IVA
DG SERVICE ZONE
TE
EE
EDG
V
CTI P BENEATH LANDSCAPING
ES
A
MAIN SHOPPING
CENTRE SERVICE
VEHICLES ROUTE
P
Design Strategies Concept landscape zoning diagram
The project could deliver:
• Permeability - new routes and connections
• Amenity - high quality public and private
spaces for people to dwell in and explore
• Activity - new active uses facing the new
public realm
• Accessibility - access to the waterfront
from The Royal Yacht Britannia round to
Ocean Point 1 office
• Pedestrian Priority - Car parking and servicing
concealed with the new development
• Density - dense development delivering high
quality residential amenity
• Sustainable Growth - delivering mixed-use
development to make best use of land in a
highly accessible location
development-oceanterminal.com 14SUSTAINABILITY
The development comes forward at a time when
sustainability and climate change are key planning
matters to be addressed.
The City Mobility Plan approved earlier this year, • Embracing ‘20-minute neighbourhood’ principle
the draft 2030 Climate Strategy and the soon to be and wider 2030 climate change strategy ambitions
published City Plan 2030, confirm this. Detailed • Sustainable public transport infrastructure –
consideration of ways in which the proposed new tram line, buses, boats, cycle routes
development can support the aims of the city
with respect to sustainability are: • Access to amenity and services analysis underway
• Potential for centralised energy and recycling hubs
• Site-wide ESG (Environmental, Social, and
• Green space and potential
Governance) strategy
• Sustainable energy solutions
• ESG will be managed and controlled directly
by Ambassador Group • Rainwater harvesting / tanks
• Dedicated sustainability advisor on design team • Wind sheltered residential courtyards
• Superb, embodied carbon story • Pre-application discussions with CEC specific to
energy, materials, biodiversity, climate change
• Full pre-demolition sustainability waste audit
adaptation and other sustainability categories
• Low and zero carbon technology feasibility
underway (onsite and offsite)
development-oceanterminal.com 15HEIGHT & MASSING Consideration of building height and massing is being informed by detailed modelling, viewpoint analysis and townscape appraisal. The built context of the proposed development site Build to Rent (BTR) development, and construction of is rapidly changing with the delivery of the Cala the new distillery. The new façade of Ocean Terminal development, the anticipated delivery of the Skyliner itself will frame the new development site being created. development-oceanterminal.com 16
KEY MILESTONES SUMMARY
18 August 2021 We Want Your Views
Submission of Proposal of Application Notice
We are keen to get your views on the proposed
development. A feedback form can be found and
submitted online via the ‘Feedback’ section of the
project website (www.development-oceanterminal.
com). The deadline for the submission of feedback
23 September 2021 forms is Friday 8 October 2021.
First Public Exhibition
If you have any questions about the content of
public exhibition or the proposal generally, there is
an opportunity to submit these to the project team
between 12pm and 8pm on Thursday 23 September
2021 via the project website.
November 2021
Second Public Exhibition If you require a paper copy of the exhibition material
and feedback form, please email your request to
hello@development-oceanterminal.com, along
with details of your postal address. Completed
paper copies of feedback forms can be posted to
Turley, 7-9 North St David Street, Edinburgh, EH2 1AW.
February 2022
Submission of Planning Application Alternatively, they can be emailed to
hello@development-oceanterminal.com.
As above, the deadline for the submission of
feedback forms is Friday 8 October 2021.
March 2022 Second Public Exhibition
21 Day Period for Representations to CEC
We will be holding a second public exhibition in
November 2021. Details of this second public
exhibition will be made publicly available at a
later date.
Summer 2022 We will gather the feedback from this first exhibition
Target Determination Date of Application
and present more detailed proposals for the
redevelopment of the site at this second public
exhibition.
development-oceanterminal.com 17We hope that you have found this exhibition useful. We would be grateful if you could complete a feedback form to ensure that your views are recorded and can be considered as the proposals are developed further. Ocean Terminal Ocean Terminal, Ocean Drive, Leith, Edinburgh EH6 6JJ
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