Canongate
Venture
Assessment of the Case for Demolition
May 2008
Version
Date
Amended by
Principal Changes
Version1
23 May2008
rust draft issued
I)RI\TERS
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"•• CANONGATE VENTURE
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
••
•
Canongate
Venture
•
Assessment of the Case
for Demolition
•
1.
Executive Summary
1
•
2.
Introduction
3
3.
Site Description
4
•
Site Location
4
•
Site Description
4
Surrounding Site Uses
4
•
4.
Proposed Development
5
•
Caltongate Masterplan
5
Proposed Hotel Development
5
•
Scheme Planning Applications
6
I
5.
Policy Context
7
National Planning Policy Guidance 18: Planning and the Historic
•
Environment
7
Memorandum of Guidance on Listed Buildings and Conservation Areas7
it
Local Planning Policy
7
Caltongate Masterplan 2006
8
•
6.
Review of Applicant's
Justification
9
•
Supporting Documentation
9
Edinburgh's Hotel Mal1<et
9
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Development Criteria of a Five Star Hotel & Conference Centre
10
»
Issues to be Considered in the Demolition of a Listed Building
12
Importance
13
•
Condition
13
Alternative Uses &
Proposals
13
»
Public Benefit
15
»
7.
Conclusions
17
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CANON
GATE
VENTURE
11)
ASS
E SSM E N T
0 F THE
CA S E
FOR
D E MOL
I T ION
a
1.
ExecutiveSummary
3
1.1
Drivers Jonas has been appointed by Historic Scotland to provide an
•
appraisal of the justification for the demolition of the Category C(S) listed
Canongate Venture building.
1.2
The purpose of this report is to inform Historic Scotland's response to
Scottish Minsters who are currently considering the Usted Building Consent
=-
•
application following referral by the Council.
1.3
Consideration
will be given to the reasonableness
of the applicant's
•
justification for the demolition of the building within the context of current
planning policy.
•
1.4
The Canongate Venture building is located on the comer of East Market
Street
I New Street in the Caltongate area of central Edinburgh.
•
Proposed Development
•
1.5
The Caltongate Masterplan 2006 sets out the Council's vision and was
approved in October 2006. It aims to guide the redevelopment of a series
•
of sites which are collectively known as the Caltongate.
1.6
The five star hotel and conference centre is promoted as one of the key
•
developments in the Masterplan and is intended to provide a catalyst for
regeneration in the wider area.
•
1.7
TYJQapplications were submitted by applicant Mountgrange in March 2007.
•
These were for the demolition of the Canongate Venture building and the
erection of a hotel and conference centre. Both these applications have
been conditionally granted permission but are with the Scottish Ministers for
•
their consideration.
•
Planning Policy
1.8
NPPG18:
Planning
and
the
Historic
Environment
states
that
it
is
Government policy that no listed building should be lost unless it is
11
demonstrated beyond reasonable doubt that every effort has been exerted
•
to find practical ways of keeping them.
1.9
The Memorandum
of Guidance for Usted Buildings and Conservation
•
Areas states that full consideration
of aspects such as importance,
condition
and alternative
uses are required
in the consideration
of
applications for consent to demolish ..
it
1.10
The adopted Central Edinburgh Local Plan 1997 seeks to retain listed
•
buildings unless this is dearly inappropriate. The Finalised Edinburgh City
Local Plan 2007 states that the demolition of listed buildings will only be
•
supported through consideration of a number of factors.
•
Review of Applicant's
Justification
1.11
The applicant has submitted a number of supporting documents which
•
provide justification for the demolition of the Caltongate Venture.
1.12
The hotel market in Edinburgh is performing very strongly at present.
Its
•
occupancy rates and yield levels are second only to London within the UK.
It enjoys significant year round demand from a variety of complementary
•
sources,
namely commercial,
leisure and conference/events
demand.
There is scope for commercially successful hotel development at all levels
•
of the market, particularly five star accommodation.
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1.13
In this regard, there is a very significant appetite for hotel development
•
opportunities from virtually all recognised operators who would seek to
establish or extend their representation in the city.
•
1.14
The proposed hotel development is consistent with our experience and
represents a realistic model for a hotel and conference centre of five star
•
standing on the basis of the physical characteristics of the site, the prime
location, the need for extensive conference space and leisure facilities,
•
bars and restaurants, impressive reception area and cohesive circulation
space and luxurious accommodation.
•
1.15
The proposal to demolish the Canongate Venture is considered within the
context of planning policy and includes the factors of importance, condition,
•
consideration of alternative uses and the overall public benefit.
•
1.16
We are in agreement with the applicant's position with respect to the
architectural importance of the site. We are also agree that the building's
condition does not solely support the justification for its demolition and that
•
the other factors are more pertinent in the consideration of the proposed
demolition.
•
1.17
The applicant has put forward evidence to demonstrate that alternative
uses or proposals have been considered for the Canongate Venture
•
building.
In this regard, we agree with the applicanfs
opinion that the
building is not suitable for retail and that housing and office uses within the
•
Caltongate Venture building do not deliver the pivotal anchor development
which is important to the successful redevelopment.
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1.18
We also concur with the applicant and the proposed operator Accor's views
that the proposal offers the best design and commercial prospects within
•
the context of the various options for the hotel configuration.
•
1.19
The consideration of the public benefit as a result of the demolition of the
listed building is considered within the context of the importance of the five
•
star hotel and conference centre to the success of the Masterplan scheme
and the wider economic benefit. We agree that the need for an anchor
development
is an important factor in the successful
delivery of the
•
Masterplan and that the indusion of a five star hotel and conference centre
meets and possibly exceeds the aspirations of the. Caltongate Masterplan
•
2006.
Conclusions
•
1.20
The current Canongate Venture building cannot accommodate or even
•
form part of a five star hotel and conference centre development.
1.21
The applicant has submitted a substantial amount of information to justify
•
the demolition of the building.
Our assessment is that their case is
reasonable in order to provide a luxury hotel and conference development
to act ~ an anchor development for an important regeneration scheme.
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1.22
On balance therefore we agree with the applicant that the development of a
•
five star hotel and conference centre and the public benefit that it will
generate, outweighs the importance of the building and its current use.
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••••• CANONGATEVENTURE
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2.
Introduction
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2.1
Drivers Jonas has been appointed by Historic Scotland to provide an
•
appraisal of the justification for the demolition of a Category C(S) listed
building, boundary walls and gatepiers at Canongate Venture, 5 New
•
Street. Edinburgh (Reference 07/01208/LBC).
2.2
The City of Edil1burgh Council is minded to grant Listed Building Consent
•
for the application to demolish Calton gate Venture, however, the Council
has an ownership interest and subsequently it has been referred to the
•
Scottish Ministers for their consideration.
2.3
The demolition of the building is part of the wider Caltongate masterplan
proposal which is the subject of a number of concurrent detailed planning
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applications for the complete redevelopment of a large area in the east of
the City Centre area.
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2.4
The purpose of this report is to inform Historic Scotland's response to
•
Scottish Minsters who are currently considering the Usted Building Consent
application following referral by the Council.
2.5
Consideration
will be given to the reasonableness
of the applicant's
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justification for the demolition of the building within the context of current
planning policy, specifically the 'Memorandum
of Guidance on Listed
•
Buildings and Conservation Areas' and with particular regard to the key
,
issues identified:
•
•
the importance of the listed building;
•
•
the condition of the listed building;
•
•
whether the demolition of the listed building is a pre-requisite to the
development of a 5 star hotel and conference centre;
•
•
whether the hotel and conference centre is pivotal to the success
of the overall Caltongate masterplan scheme.
2.6
Correspondingly the report consists of the following:
•
In Section 3 we provide an overview of the location and nature of
the proposed development site;
•
In Section 4 we address the proposed development within the
context of the Caltongate Masterplan. We describe the five star
hotel and conference centre proposal and its relationship to the
other planning application(s);
•
Section 5 we highlight the key planning policy considerations for
the site;
•
In Section 6 we provide a review of the applicants justification.
giving due consideration to the key issues identified; and,
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Section 7 proVides our summary and conclusions.
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3.
Site Description
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Site Location
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3.1
The Canongate Venture building is located on the comer of East Market
Street
I New Street in the Caltongate area of central Edinburgh. It occupies
•
a peripheral position in the central business district and is located within the
urban grain of the historic Old Town.
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3.2
The site is located a short walking distance away from
several of
•
Edinburgh's principal thoroughfares, including the main retail
I commercial
area on Princes Street and principal tourist route of the Royal Mile.
3.3
The Canongate Venture is centrally located making it easily accessible by
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publiC transport. There are a number of bus stops located nearby on North
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Bridge and Princes Street approximately
700 metres away. Waverley
railway station is located approximately 400 metres away.
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Site Description
•
3.4
The Canongate Venture was previously a high school built In 1901-02 and
designed by the architect Robert Wilson. It was previously used as Council
•
offices and is currently being used as studio and small office space for a
number of small companies and agencies.
•
3.5 '
The building Is designated as a Category C(S) listed building; a historic
building of local importance and is an example of the Queen Anne
•
Architectural Style.
3.6
The former Schoolhouse is a large 19th Century School building, which is
•
located at the centre of a high sandstone plinth. The plinth elevates the
schoolhouse and grounds above street level, creating a large and lengthy
•
inactive street frontage. The masonry aspect of the plinth is approximately
six feet at the highest point on East Market Street, however, the iron
railings that crown the sandstone increase this to approximately ten feet in
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height.
3.7
The schoolhouse
is a masonry
building,
built using traditional
local
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materials of sandstone and slate.
Surrounding the central building is a
large tarmac area, the former school grounds and playground, which is
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currently used for car parking.
3.8
It is evident that there are a number of rooms located inside the sandstone
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plinth, due to the presence of a number of small windows. We understand
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these must be accessible from inside the building.
Surrounding Site Uses
•
3.9
The site is surrounded by a range of mixed uses. To the north of the site is
•
the new City of Edinburgh Council Headquarters and to the east is the
former Bus Depot which has recently been demolished. To the south are
tenement buildings with commercial uses at ground floor and residential
•
within the upper floors. Large industrial warehouses are located to the east
and appear to be vacant.
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3.10
It is clear from the condition and occupancy levels of these neighbouring
uses that the area represents a significant regeneration opportunity.
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4.
ProposedDevelopment
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Caltongate Masterplan
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4.1
The Calton gate Masterplan sets out the Council's vision for the Canongate
•
area in Edinburgh's Old Town. It was approved by the Council in Odober
2006 and aims to guide the redevelopment of a series of sites located on
East Market Street, New Street and Cranston Street, which are collectively
•
known as the Caltongate.
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4.2
These sites cover an area of 3.46 hectares and are principally owned by
the Council and Mountgrange Capital pic.
•
4.3
The vision of the Caltongate scheme, as outlined in the Masterplan, is as
follows:
•
... to bring increased population, related local services and
a
mix of uses to
the area, and to
create new streets and
•
spaces that establish new urban connections through the
Valley that will encourage ease of movement and generate
•
activity within the Old Town by increasing frontage and
unlocking the potential of development sites (Page13).
•
4.4
To facilitate this, a number of developments have been earmarked for the
•
area including the provision of a five star hotel and conference centre.
Projects outlined in the Caltongate Masterplan indude;
•
a new street, Parliament
Way,
intended to be the principal
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thoroughfare between Princes Street and the Holyrood Parliament;
• a prestigious new signature office building;
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a new arts quarter using the areaded space on Jeffery Street;
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a new public space with high quality shops and cafes;
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a substantial residential sector;
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a flagship fIVe-star hotel with comprehensive
leisure amenities;
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and,
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a new fully-equipped conference centre.
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Proposed Hotel Development
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4.5
The five star hotel and conference centre is promoted as one of the key
•
developments in the Caltongate Masterplan and is intended to provide a
catalyst for regeneration
in the wider Canongate area, by attracting
•
complementary retail and restaurant uses and increasing civic revenue
from tourism leisure and conferences ..
•
4.6
The Caltongate
Masterplan
recognises
that additional
hotel stock is
required within Edinburgh, particularly hotels catering for the upper end of
the market.
As four and five star hotels usually require prominent city
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centre locations, the Masterplan acknowieCIges that the Caltongate area is
extremely favourable.
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4.7
Mountgrange has submitted a proposal for a 200,000 sq ft five star hotel
and conference centre to be operated by Sofitel. The development will
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incorporate over 200 hotel rooms and suites and around 26,000 square
feet of comprehensive
state-of-the-art
conference
facilities
and other
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associated leisure facilities.
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,
4.8
In order to provide such a facility however, the hotel requires the demolition
of the listed Canongate Venture Building which currently occupies the
proposed development site.
•
Scheme Planning Applications
•
4.9
A number of applications have been submitted to City of Edinburgh Council
for the development of the wider Caltongate scheme and specifically the
•
Mountgrange five star hotel and conference centre proposal.
,
4.10
In March 2007, GVA Grimley on behalf of Mountgrange submitted two
applications. These were for the demolition of the Category C(S) listed
Canongate Venture building and the erection of a hotel and conference
•
centre. Details of these applications are provided below:
•
Planning Application 5 - Redevelopment and erection of buildings
•
(including bridge link over New Street), with part retained facades,
for use as hotel and· conference centre, retail (Class 1), car
•
parking, access servicing, open space and landscaping including
public square, works to south end of New Street, Edinburgh and
•
associated works (Reference 07/01237/FUL); and,
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Demolition of building, boundary walls and gate piers at Canongate
Venture, 5 New Street, Edinburgh (Reference 07/01208/LBC).
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4.11
Both these applications have been conditionally granted permission but are
required to be referred to the Scottish Ministers for their consideration.
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5.
PolicyContext
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5.1
The following planning policy documents provide a context within which the
•
proposed demolition should be considered:
National Planning Policy Guidance 18: Planning and
•
the Historic Environment
•
5.2
Paragraph 47 states that in relation to the demolition of listed buildings it is
Government
policy that no such building should be lost unless it is
•
demonstrated beyond reasonable doubt that every effort has been exerted
to find practical ways of keeping them.
In this regard, consideration of
•
applications for the demolition of a listed building should be based upon
the;
•
-importance of the building;
It
•
•
condition of the building;
•
the adequacy of efforts made to retain the building in use; and,
•
•
the
extent
to
which
the
community
would
benefit
from
redevelopment".
•
Memorandum
of Guidance on Usted
Buildings and
•
Conservation Areas
5.3
The Memorandum
provides further guidance on the factors contained
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within
Paragraph
47
of
NPPG18.
Paragraph
2.10
states
that
full
consideration of the following aspects are required in the consideration of
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applications for consent to demolish:
•
Importance - this relates to a building's importance both in itself
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and
in
its
contribution
to
the
local
scene,
particularly
in
-conservation areas.
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Condition - the cost of repairing and maintaining it in relation to its
importance and whether it has already received or been promised
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grants from public funds.
In estimating cost due regard should be
paid to the economic value of the building when repaired.
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Alternative Uses - the importance in economic or social tenns of
putting the site upon which the existing building stands to an
alternative use.
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Local Planning Policy
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5.4
Policy CD3 of the adopted Central Edinburgh'Local
Plan 1997 seeks to
retain listed buildings unless this is clearly inappropriate in which case an
alternative in line with the policies of the Plan will be supported.
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5.5
This Local Plan is currently being reviewed and the Edinburgh City Local
•
Plan 2007 is at a Finalised stage and is therefore a material consideration.
Policy ENV1 states that the demolition of listed -buildings will only be
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supported through consideration of the condition of the building and cost of
repairing and maintaining in relation to its importance, the adequacy of
•
efforts to retain the building and the merits of alternative proposals and the
resultant public benefits.
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Caltongate Masterplan 2006
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5.6
The Calton gate Masterplan was prepared by the Council following public
consultation and has been adopted as Supplementary Planning Guidance.
•
The development objectives of the masterplan include Sustainability; Mixed
uses;
Spatial
structure
and
permeability;
Townscape;
Architectural
expression; Heights; Roofscape; Vistas and views; Vitality; Community
It
safety; Materials; Heritage and Transport.
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5.7
Hotel use is one of the land uses supported by the masterplan as it is
"widely recognised that additional hotel stock is required if the City is to
capitalise on efforts to
grow revenue from tourism and conferences" (Page
It
19). It further states that there is a shortage of four and five star hotels and
•
these would expect to find a city centre location.
5.8
The masterplan recognises that the Caltongate site is a suitable location for
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a hotel given its proximity to public transport connections and visitor related
facilities and will contribute to the vitality of the area in both daytime and
•
evening.
5.9
With specific reference to Canongate Venture, the masterplan states that
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"the Council is minded to
accept the demolition of the listed building but
only on the basis that the replacement
building fully addresses
the
•
development objectives of the Masterplan and the associated economic,
cultural and urban design benefits" (Page 34).
Support for demolition is
also depend on a replacement building which is of the highest quality.
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6.
Reviewof Applicant's .Justification
6.1
This section of the report summarises the applicant's justification
and
provides an analysis of the case for demolition and our opinion as to
whether it can be considered reasonable.
Supporting Documentation
6.2
The applicant has submitted the following supporting documents which
provide justification for the demolition of the Caltongate Venture:
•
The Case for the Hotel (March 2007) -
the purpose of the
document is to explain the planning case for the five star hotel and
,_
conference centre, particularly with respect to heritage issues.
It
includes appendices in relation to the Design Statement, An
Assessment of the Economic Benefits and Need for a Hotel and
Conference
Centre
and
Options
for
Location
of
Hotel
and
Conference Centre.
•
Planning
Statement
(March 2007) -
this Statement
provides
support for the planning application for the five star hotel and
conference centre ..
•
Summary Case for Demolition: Canongate Venture, 5 New Street
(November 2007) - this document supplements and draws from
information already provided to assist in the consideration of the
application for the demolition of the Canongate Venture building.
•
Letters written by hotel operator Accor dated 2 August 2007 and 19
November 2007 discussing the merits of potential sites for the
proposed fIVe star hotel and conference centre, to be operated
under Accor's Sofitel brand.
6.3
In order to consider
these documents
and whether
they
represent
appropriate justification for the demolition of the building, it is important to
understand the context of the current hotel market within Edinburgh as well
as the unique characteristics of a five star hotel and conference centre.
Edinburgh's Hotel Market
6.4
The hotel market in Edinburgh is performing very strongly at present.
Its
occupancy rates and yield levels are second only to London within the UK
It enjoys significant year round demand from a variety of complementary
sources, namely commercial, leisure and conference/events demand. This
enables the market, and the hotels that make it up, to achieve high levels of
annual occupancy and powerful
average rate performance.
Business,
leisure and conference visitation is extremely strong throughout the year.
Several high profile events (e.g. the Edinburgh Festivals) and a great many
city-wide
conventions
drive
visitation
during
what
would
for
other
destinations, be shoulder or low seasons. There is significant excess
demand over supply for hotel accommodation throughout much of the year.
6.5
The following table illustrates the strength of Edinburgh's hotel market in
comparison with the wider Regional UK (defined as UK exduding London)
market. This data is extracted
from the monthly
and annual
Hotel
Benchmark surveys compiled from large samples of hotels throughout the
country. The sample for Regional UK is made up from 126,000 rooms, and
that for Edinburgh represents 5,400 rooms in 2007.
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Edinburgh
Hotels
2004
2005
2006
2007
•
Occupancy
77%
77%
79%
79%
•
Average Room Rate
£75
£79
£82
£86
RevPAR
(Revenue
Per
£68
£61
£65
£68
•
Available
Room)
•
Regional UK Hotels
Occupancy
70%
70%
71%
72%
•
Average Room Rate
£63
£65
£67
£69
•
RevPAR
(Revenue
Per
£44
£46
£48
£50
Available Room)
•
Source: Deloitte HoteVBenchmark Survey 2004-07
6.6
Due to the historic nature of the city centre, there are very few opportunities
•
for new developments (or re-developments) of any significant scale. There
are significant barriers to entry and substantial hotel projects like many new
•
developments are scarce. There is a shortage of hotel supply relative to
current and potential future demand for hotel accommodation in Edinburgh.
•
Consequently
there
is
scope
for
commercially
successful
hotel
development (If suitable sites could be found) at all levels of the market,
particularly five star accommodation.
•
6.7
There is a very significant appetite for hotel development opportunities in
Edinburgh from virtually all recognised operators who would seek to
I
establish or extend their representation in the city.
Development Criteria
of
a
Five
Star
Hotel
&
J
ConferenceCentre
•
6.a
The following section provides an explanation of the development criteria
•
that would normally bE!associated with a luxury hotel development.
•
6.9
The proposed hotel development
by Mountgrange
and the preferred
operator Accor, is consistent with our experience and represents a realistic
model for a hotel and conference centre of five star standing on the
•
following basis:
Physical Characteristics
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6.10
We support the physical characteristics proposed by the applicant, namely:
•
Approximately
16-23,000
square
metres
of
total
developed
•
floorspace;
•
•
Approximately 200..220 guest rooms of 30-35 square metres (plus
larger suites);
•
•
Significant, logically arranged and inter-connecting ground floor
space, particularly
with respect to access,
public areas and
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conferencel banqueting areas; and,
•
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Significant conference space, including a main ballroom of 500+
square metres.
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6.11
This broadly concurs with the critical success factors for the proposed five
star hotel and conference centre as identified by Accor in their letter of 2
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August 2007 ('Key Criteria for Sofitel's Presence in Edinburgh').
,
6.12
In particular, we agree that a five star hotel with significant conference
facilities, such as envisaged by Mountgrange and Accor would require
minimum room sizes of 30-35 square metres. On this basis, we are of the
opinion that this equates to 13,000 to 20,000 square metres for the entire
•
hotel. This results .in a total floorspace of approximately 200,000 square
feet (18,700 square metres) and is similar to the Accor requirements.
•
Location
•
6.13
Accor note that a significant frontage and address on the Royal Mile are of
. vital significance
to the commercial
success of the proposed Sofitel
operation. We support the applicant and Accors proposition that a fIVe star
it
property as proposed would indeed require these components.
•
6.14
Furthermore,
although
the
applicant
has
engaged
in
contractual
negotiations with Accor to develop a Sofitel five star hotel and conference
•
centre, it is likely in our opinion, that other alternative
operators of
comparable standing to Accor (such as Hilton, Inter-Continental, Marriott,
Starwood
Hotels
& Resorts) would
also
consider
these
locational
t
characteristics to be pre-requisites for a commercially viable five star hotel
and conference centre. We agree that the location and siting proposed by
t
the applicant and by Accor would be attractive to other luxury hotel
operators.
t
Extensive
Conference Space
I
6.15
Assuming a main ballroom of approximately 500 square metres, it is likely
that
total
conference
space, . including
back
of
house
areas,
of
I
approximately
1,000-1,500 square metres would be required.
For an
•
efficient operation, and to create a product attractive to key markets, this
space should be provided (as far as possible) in one defined area, with
much on the ground floor, all with excellent circulation space.
t
6.16
The existing building is clearly not capable of accommodating this type or
amount of space and the proposed development
would provide the
t
opportunity to create sufficient ground floor space to accommodate the
•
conferencing facilities.
•
Leisure Facilities
6.17
AflVe star hotel and conference centre will require substantial high quality
•
leisure facilities, usually including a swimming pool, but most likely to
include good, modem fitness equipment, dance studio(s), spa facilities,
•
treatment rooms, locker rooms (male and female) and back of house areas.
This area should enjoy good ground floor access as many users (members)
•
will be local non-hotel residents.
•
6.18
It is our opinion that the existing building is not suitable for accommodating
such facilities without complete alteration and that the proposed hotel
development would provide the opportunity to create sufficient ground floor
space in order to incorporate modem and high quality leisure facilities.
t
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MAY
2(1)8
11
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•
•
•
•
•
•
C A NO N GATE
V EN T U R E
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
•
Bars and Restaurants
•
6.19
A range of restaurants and bars, with associated kitchens and support will
•
be required. Some of these facilities will need to be on the ground floor,
and all will require clear and efficient access for hotel guests and for non-
resident patrons.
•
6.20
The proposed development would provide sufficient space to locate these
•
facilities within the ground floor where as it is clear from the internal layout
that the Canongate Venture building is unable to accommodate these
•
essential facilities.
Reception
and Public Areas
•
6.21
One of the most important considerations for the proposed five star hotel
•
and conference centre is the need for a substantial amount of contiguous,
logically designed ground floor space. This is needed to create a sense of
•
place and comfort for guests, and an efficient operating environment for
management and staff.
•
6.22
The proposed hotel development
will provide the ability to create a
contiguous and coherent space within the context of the existing and
•
proposed street pattern and taking account of the topography and changes
in ground levels.
•
6.23
An impressive reception and lobby area, offering a 'sense of arrival' is also
crucial. Clearly this area needs good access to pedestrian and car-bome
•
clientele. Ample corridors and guest lifts are required, as are service lifts,
service staircases and back of house areas.
•
6.24
The proposed hotel development will provide an access with a sense of
•
arrival from both the newly created Public Square and also the Royal Mile.
This would allow clear, easy access from the points of entry to the hotel's
•
main public areas such as the restaurants and bars, leisure facilities,
conference and banquet areas.
•
6.25
The existing building would not be able to accommodate an impressive
reception and lobby area.
Furthermore, the existing layout and elevated
•
position are unlikely to achieve a logical ground floor space.
•
Accommodation
6.26
Spacious and luxurious guestrooms are required for a five star hotel and
•
the proposed room sizes of 30-35 square metres including
en-suite
bathroom are, in our opinion, quite appropriate.
•
6.27
The existing building is unlikely to be suitable for accommodating spacious
•
and luxurious rooms without substantial internal alterations.
,
Issues to be Considered in the Demolition of a Usted
Building
I
6.28
The proposal to demolish the Canongate Venture is considered within the
context of planning policy, specifically the Memorandum of Guidance on
t
Listed Buildings and Conservation
Areas and includes the fadors
of
•
importance, condition, consideration of alternative uses and the overall
public benefit.
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MAY
2008
12
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•
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•
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CANON
GATE
VENTURE
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
•
Importance
•
6.29
The Caltongate Venture is an example of a late nineteenth century
Edinburgh School Board building with Queen Anne styling. It was designed
•
by the architect Robert Wilson and was built circa 1901-1902. The building
is Category C(S) listed building which according to the Memorandum of
•
Guidance is -a
building of local importance, or a
lesser example of any
period style or building type" (Paragraph 1.6).
•
6.30
The applicant states that the building is of limited importance in itself and its
contribution to the wider area. Within this context, the applicant states that
•
there are a number of more important examples within the area.
•
6.31
Located approximately 500 metres from the Canongate Venture is Milton
House School which was constructed in 1886 and constitutes a much more
elaborate and important example of Robert Wilson's work. This is reflected
•
by the Category B listing Historic ScoUand have accorded to the building.
•
6.32
The architect Robert Wilson was involved in a number of school board
buildings in Edinburgh during that period. A large number of these buildings
are also Category B listed and are therefore considered more important
•
examples of his \NOrk.We are therefore in agreement with the applicants
position with respect to the architectural importance of the site.
•
6.33
We also agree with the applicant's position in terms of the buildings
contribution to the townscape.
From our site visit, it is apparent that the
I
building is elevated away from street level by a sandstone plinth. This
creates a lengthy inactive frontage and removes the building from the
surrounding streetscape .
••
•
6.34
The Canongate Venture currently forms part of a utilitarian development
pattern in this area of the Old Town which is not in keeping with the wider
urban and historic grain of the Edinburgh Old Town Conservation Area. The
I
site is also of very limited importance to the wider landscape as its visibility
is restricted by the new Council Headquarters situated to the north.
it
Condition
6.35
In terms of the buildings condition, it is fully acknowledged by the applicant
I.
that the building is in a repairable condition. Any costs associated with the
refurbishment of the building are not considered to be so adverse as to
I
affect the economic value of the building.
•
6.36
Following our site visit, we also concluded that the external aspects and
internal layout of the building appears to be in reasonable condition. While
there is some slight evidence of degradation to the external stoneYiOrk, it
It
does not appear to be extensive. Similarly, the internal layout of the
building, despite being functional in character, is in good condition.
it
,
6.37
We are therefore in agreement with the applicanfs
position that the
building's condition does not solely support the justification for its demolition
and that the other factors are more pertinent in the consideration of the
•
proposed demolition.
Alternative
Uses & Proposals
I
6.38
The applicant has put forward evidence to demonstrate that alternative
uses or proposals have been considered for the Canongate Venture
t
building.
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2008
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CANONGATE
VENTURE
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
Other Land Uses
6.39
The applicant discusses, but not in detail, the potential other uses of the
building induding retail, residential and the existing business use.
The
applicant states th~t the continuation of the business use is acknowledged
as feasible, the lack of a street frontage predudes any retail use and the
building would require substantial internal alterations to accommodate
housing.
6.40
From our substantial experience of retail development, we would agree with
the applicant that a retail use is unlikely to be suitable at this location,
particulariy in light of the lack of street frontage.
6.41
In terms of housing, we accept that substantial alterations would be
required to accommodate residential properties.
Furthermore, we are of
the view that the building could easily continue to be used for business
purposes.
However, we agree with the applicant's opinion that housing
and office uses within the Caltongate Venture building do not deliver the
pivotal
anchor
development
which
is
important
to
the
successful
redevelopment of this currently isolated part of the city centre and this is
discussed further in Paragraphs 6.49 to 6.51 below.
Configuration
Options
6.42
A number of different configurations of the hotel were considered within the
.
supporting documents in order to demonstrate that alternatives to the
demolition of the listed building have been considered fully. The applicant
and the proposed operator indicate that the majority of these options raise
a number of issues which would impact on the spatial structure and
permeability of the new development, as well as reduce vistas and views,
and safety and vitality.
Conversely, the applicant states 'that the proposal
option will result in substantial improvements to the urban and built design
of the Caltongate area.
6.43
Furthermore, the applicant states that a number of these alternative options
fail to meet the commercial requirements of a five star hotel and conference.
centre in terms of its size, the varying ground levels, the internal layout,
servicing and car parking and the ability to accommodate facilities such as
luxury rooms, conference space and leisure facilities.
6.44
Based on our consideration of the characteristics of a fIVe star hotel and
conference centre, we concur with the applicant and the proposed operator
Accor's views that the proposal offers the best design and commercial
prospects.
Masterplan objectives
6.45
We are of the opinion that the location and configuration of the proposed
five star hotel and conference centre will meet the development objectives
of the Caltongate Masterplan 2006 as it is essential in providing 'Parliament
Way' which is a new strategic route to link East Market Street and
Canongate. This will result in a new integrated street pattern based on the
traditional 'herringbone' model as well as the aeation of a public square.
6.46
The inclusion of a five star hotel and conference centre will also ensure a
high quality building and will introduce activity throughout the day and
evening, as well as improving safety, security and connectivity into the
area.
MAY
2008
14
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CANON
GATE
VENTURE
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
•
Public Benefit
•
6.47
The consideration of the pUblic benefit as a result of the demolition of the
listed building is considered within the context of the importance of the five
•
star hotel and conference
centre to· the success of the Caltongate
masterplan scheme and the wider economic benefit to the City.
•
Anchor Development
•
6.48
The applicant states that the five star hotel and conference centre will act
as an 'anchor development' much in the same way as a retail centre is
•
anchored by a high quality department store.
This anchor development
therefore:
•
•
generates activity;
•
•
activates new streets and spaces;
•
brings a focus and destination to the area;
•
•
is an attractive and a compatible neighbour; and,
•
•
supports the economy and creates employment.
6.49
It is our opinion that the indusion of a high quality luxury hotel will deliver
•
these characteristics and will have a greater impact in terms of an anchor
development than the existing building in its current use or as an alternative
•
use such as housing.
•
6.50
The
characteristics
of
an
'anchor
development'
also
resemble
the
development objectives of the Caltongate Masterplan 2006, as noted in
Paragraph
5.9.
We therefore
agree that the need for
an anchor
•
development
is an important factor in the successful
delivery of the
Caltongate Masterplan.
•
Economic benefit
•
6.51
The applicant provides a substantial amount of information to support the
recognition of the need for five star accommodation within Edinburgh. This
•
is based on Edinburgh's position as a capital City, international reputation
and economic performance.
It is stated that a good choice of five star
•
accommodation
is a pre-requisite
for maintaining
Edinburgh's
status,
however, the applicant states that this is not being achieved and that a
•
substantial
increase
in fIVe star
accommodation
is
required
within
Edinburgh.
In this regard, the proposal would deliver 50% of the identified
requirement for five star accommodation by 2015.
•
6.52
We agree that there is a requirement for five star accommodation within the
•
city and though the applicant has not demonstrated whether there are other
sites available within the wider city area, it is clear in our opinion that this
centrally located site represents a prime location in delivering a substantial
•
contribution towards the luxury hotel requirement.
•
6.53
The applicant estimates that the hotel will provide 284 job opportunities and
will generate in terms of 'spin-off' economic benefits approximately of at
least £6 million per annum. We do not disagree with the applicants findings
It
on employment creation and economic benefit.
Category of Hotel
I
6.54
The applicant
provides limited justification
for the proposed hotel at
I
Caltongate to be of five star standard. We are of the view that a hotel of
lower category rating could be successful in this part of Edinburgh with
it
MA Y
2008
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CANON
GATE
VENTURE
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
•
smaller rooms, and with less conference and total space and without Royal
•
Mile frontage.
However, we are also of the opinion that the space
requirements associated with a lower category hotel would still be difficult
•
to accommodate within the Caltongate Venture building.
6.55
Nonetheless, we acknowledge that there is a need for additional five star
•
accommodation within Edinburgh. The Caltongate area represents a logical
location for this type of development given its close proximity to the Royal
•
Mile. We are therefore of the opinion that the inclusion of a five star hotel
and conference
centre acting as an anchor development
meets and
possibly exceeds the aspirations of the Caltongate Masterplan 2006.
•
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2008
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CANONGATE
VENTURE
ASSESSMENT
OF
THE
CASE
FOR
DEMOLITION
•
7.
Conclusions
•
7.1
We
have conducted
a comprehensive
review of the documentation
•
provided to us and obtained further background information such as the
current performance of the hotel sector in Edinburgh. We have provided a
•
detailed description of the pre-requisites of a hotel and conference centre
and considered the submissions made to City of Edinburgh Council by
•
Accor.
7.2
We have reviewed the relevant planning policy with particular regard to the
•
advice
provided
by the
Memorandum
of
Guidance
and
we
have
commented upon the relationship of the proposal to the wider Caltongate
•
Masterplan.
7.3
On the basis of the above. we are of the opinion that the current Canongate
•
Venture building cannot accommodate or even form part of a five star hotel
and conference centre development.
The development criteria of a five
•
star hotel and conference
centre requires specific space and layout
characteristics
which cannot be delivered within the envelope
of the
•
existing building.
7.4
The applicant has submitted a substantial amount of information to justify
•
the demolition of the building.
We have analysed this material and our
assessment is that their case is reasonable in order to provide a luxury
•
hotel and conference deVelopment to act as an anchor development for an
important regeneration scheme.
•
7.5
On balance therefore we agree with the applicant that the development of a
five star hotel and conference centre and the public benefit that it will
•
generate, outweighs the importance of the building and its current use.
•
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2008
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