The Conangate Community Forum is asking for input about the development plan concerning the old town Edinburghs. Suggestions, Feedback and Comments need to be in on Wednesday latest, in order to be influential for Thursdays Edinburgh Council meeting. We have developed an Alternative Strategy for sensitive regeneration of the Canongate. It has been produced by members of the Canongate Community Forum. Also attached are photos of the Strategy's key diagram and historical maps. We would be grateful for your comments and any indication you can give as to your views of the Mountgrange proposals which the City of Edinburgh Council Planning Committee will discuss on Thursday 9th March with a view to undertaking an eight week consultation exercise. We believe our Strategy should be given the same level of consultation as Mountgrange's and no decision should be made on the masterplan until the newly elected Community Councils have an opportunity to comment after the elections in May. Consultation should be a two way continuous process and therefore to determine the Masterplan at Committee after the eight week consultation does not allow an opportunity for feedback and ammendments to take into account the views expressed during the consultation period. Any initial views on the strategy which are received before end of business on Wednesday 8th March would be appreciated. CANONGATE COMMUNITY FORUM CALTONGATE DRAFT MASTERPLAN – Feb 2006 This community plan has been prepared in response to the masterplan proposals which are currently being prepared by Mountgrange (Caltongate) Ltd, in discussion with the council. We are residents of the Old Town of Edinburgh, who do not support the proposals and we ask our city council to consider the possible alternatives for the regeneration of our community, as well as the economic costs and benefits which any new development may bring. The New Street area is in need of sustainable regeneration. We think this regeneration should reinforce and strengthen the historic urban structure and buildings as well as providing much needed local facilities for the existing community. As a result of a number of public meetings and investigations by focus groups, the following issues were raised by local residents and businesses as being necessary to strengthen the mix of community and commercial facilities in the area to ensure a vibrant sustainable future for the area. Increased mixed affordable housing with facilities for families, young people, old people, live/work spaces etc., designed for low energy use and sustainable urban living Provision for a range of local shops which facilitate a mix of residents and visitors Improved open space provision, pedestrian networks and communal children’s playspaces Affordable artists studios, workshops and small business units Facilities for the homeless population Indoor market facilities Community art centre Youth theatre Public toilets More specifically there was strong support for: Redevelopment of the New Street Bus Depot site to be designed to satisfy existing economic, environmental, and social demands, and to be sustain ably designed. Open spaces and foot paths to be incorporated and the housing should be affordable and predominantly 2 and 3 bedroom to encourage families to return to the area. Cranston Street to be closed to traffic and re-paved for pedestrian use. Market Street and the South part of New Street to be predominantly for pedestrian/cycle use as indicated in the Waverley Valley Strategy, Existing buildings on Market Street to be retained and refurbished to create an indoor/outdoor market shopping street. We believe this will add more character to the area and to the visitor experience than a street of anodyne new buildings dedicated to international commerce, which visitors to the city can see anywhere in the world. A new square with a genuine civic function to be created at the proposed new entrance to Waverley Station, with Cranston Street and a new stair from Jeffrey Street providing direct pedestrian links to the Canongate. Improvements to lighting and pedestrian environment at the Railway underpass at the junction of New Street and Calton Road, and under North Bridge. No existing buildings to be demolished unless it can be clearly demonstrated that they are beyond repair or un-lettable, whether or not they are listed. They contain a lot of embodied energy, as well as contributing to the general character of the area. Sound residential buildings where people can/do live should not be demolished. Re-cycling and household waste facilities to be provided, in the context of an overall strategy for the area. Improved pedestrian links across the Waverley Valley connecting the Canongate with Princess St, Leith St, and Regent Terrace With these aims and objectives in mind we have developed a strategy for the regeneration of the Canongate which accords with the current Development Plan, the World Heritage Management Plan, the Community Plan and Historic Scotland’s Memorandum of Guidance. These alternatives would have long term benefits for the community by creating a socially, economically and environmentally sustainable development for the area. Most importantly this plan is based on the aspirations and needs which the existing community have identified. THE ALTERNATIVE STRATEGY FOR REGENERATION OF THE CANONGATE The New Street /East Market St area needs to be broken down into a number of key elements to achieve a sensitive mixed use redevelopment which retains the historical character of the Old Town. By retaining public ownership of the land and buildings on East Market Street and undertaking basic maintenance and management, the existing Public and Common Good assets can become more economically productive and a continuous source of income for the Council. Alternatively the buildings could be put out to long term lease on the open market with a brief highlighting any necessary restoration works required and a range of acceptable future uses. The former vegetable market building is currently used as a car park for Council vehicles but has been identified as being surplus to requirements. This building and the Jeffrey St Arches have a lot of potential if a change of use to provide a range of flexible covered space was promoted(which can be used for workshop/storage, local and specialist markets, exhibitions, performance space as well as the provision of re-cycling facilities) Canongate Venture is a good quality school building which has provided affordable workshop and small business spaces since the 60’s. The continued use of this building for such uses would accord with the councils policy to ensure small industrial and business units which are self contained and do not conflict with residential amenity are retained to provide opportunities for local business. Alternatively the whole building could be put out for lease with conditions regarding the range of acceptable uses, thereby allowing an arts trust or similar community based organisation to undertake responsibility for the maintenance and management of the building. Improved pedestrian permeability can be achieved by re-opening existing pends and closes around the site and by the closure of Cranston Street to vehicles. Existing traffic management of New Street, Calton Road, and the Royal Mile needs to be reviewed to slow traffic and improve pedestrian safety. The former bus depot on New Street provides an opportunity to provide a significant level of family accommodation as well as housing for low income groups, the elderly and single professionals/key workers. These houses should also include low energy design solutions and discourage increased vehicular traffic by restricting private car parking provision and making provision for car club schemes. The layout of the buildings should reinforce the herring-bone pattern of the Canongate but allow for pedestrian links across the site, similar to the approach followed on Holyrood Road. The buildings should also reflect the topography of the Waverley Valley, being careful not to obscure important public views, and provide a mix of semi-private and public green spaces. A new public space/civic square could be provided beside the new Council HQ with a new entrance to Waverley station. An exciting arts/market/cultural space which reflects the historical importance of the Old Town would be the first impression visitors would have when emerging from this side of the station. Background references Action Towards Local Sustainability, website introduction, 1999 "Community participation lies right at the heart of sustainable development. Sustainable communities will take different forms from place to place, but one thing that none of them will be able to do without is a broad and deep level of participation." Edinburgh Local plan This alternative strategy has been prepared with regard to the stated objectives of the Central Edinburgh Local Plan (adopted 1997, reviewed 2000) in which the Waverley Development site is restricted to the North side of Market Street and the area of the New Street Bus depot i.e. behind the Canongate; the Old Town is defined as an MAZ with an emphasis on promoting an appropriate mix of activities which contribute to local character and vitality. There is obviously room for debate on what constitutes “appropriate� development, and this debate is what we seek to engender. We draw attention to: the summary of conservation and design objectives on page 10, item 2.9 and policies CD2, CD3, CD4, CD5, CD10, CD11, CD15 Economic development policies ED1/ED2/ED3 “office use and new development will be acceptable…subject to the protection…of existing housing� the summary of shopping policy on p 47, item 5.15 particularly the policy to “maintain, support and enhance a satisfactory level of shops and services to meet the daily needs of the resident and working populations� the summary of housing policies on p 58 item 6.14 and policies H3, H6, H7 the summary of leisure and tourism policies on p 68; policies L7. L9 (incl public toilet facilities) the summary of policies relating to transport on p 85, item 9.18 esp policy T10 We believe that the Mountgrange proposals for the Caltongate site are in conflict with many of these objectives. Redevelopment strategy for the Waverley Valley (2000) “…requires a mix of uses in permeable townscape physically integrated with the surrounding area… …the built environment requires to be considered with sensitivity…as set out in the World Heritage Site Conservation Manifesto… …Prospective developers will be expected to consider ways in which their projects can contribute to environmental sustainability… …this strategy will be subject to consultation with interested parties including the resident community… …Housing –compatible uses (such as light industry/workshops, retail and social and other public services) on the New Street site should be provided in order to provide an interface between the commercial nature of Princes Street and the predominantly residential nature of the Old Town… …The central location, high profile and excellent transportation links of the Waverley Valley combine to create a unique opportunity for achieving an exemplar of sustainable urban development… …although future residents are not there yet and cannot be consulted directly, it may be important…to have regard to the extent that they may facilitate the growth of neighbourhood loyalties and contribute to the viability of community facilities…these are matters on which the experience of the surrounding resident communities will be relevant… We are also not convinced that the economic benefits of another hotel in this location will contribute much to the area which has a range of similar sized hotels existing or proposed (e.g. McDonald hotel, Travellodge, Jury’s Inn, Radisson, Calton Hotel, Scotsman Hotel, and new hotels planned/under construction at Cowgate and George IV bridge). We understand that bed spaces in Edinburgh are currently under-used; therefore another facility of this type in this location would adversely affect existing businesses. We consider the sustainable growth of this are is highly dependant on increasing the mix and level of the residential population and this and improved local facilities and strengthening of visitor attractions which are unique to Edinburgh will be a key element for the desired increase footfall and 24hour use of the area. Advocate’s Close – development brief The development brief for that Advocate’s Close area approved on 21 April 2005 identifies the constraints and planning policies supported by the local plan for the Old Town area. We make reference particularly to the policies identified in items 3.1 to 3.5 and draw a direct parallel with the Canongate area. Advocates Close is more built-up and has a greater number of existing listed buildings and less opportunity for new development, but we see no reason why development policy should differ. “An objective of the plan is to promote the growth of Edinburgh as a focus of cultural, artistic, leisure and entertainment activity of international significance and to guide these activities to locations compatible with residential amenity…the plan also seeks to secure a significant amount of new housing to strengthen the city centre and inner city communities and sustain a wide range of services to meet their needs…the emphasis in redevelopment is on promoting an appropriate mix of activities that contribute to the area’s character and vitality; large single use developments may well be inconsistent with this objective…the plan offers support to business/workshop/studio uses, which are small scale and provided that they are compatible with their surroundings…the council as planning authority will accept change in use and new development proposals in locations where there will be no detrimental effects on existing residential amenity…� “The World Heritage Site will be actively protected against damage of all kinds particularly that resulting from unsuitable use, unnecessary additions and insensitive change…any development will be viewed as an opportunity to remedy damage to that area and reinstate lost features…� Other policy documents and guidance which have been given consideration in the development of this alternative strategy for the regeneration of the Canongate include: Collection of Waste in the Edinburgh World Heritage Site (May2005) – City Development Report World Heritage Management Plan (2005) “Choosing our Future� (Scottish Executive) – Scotland’s Sustainable Development Strategy