189 morrison street, edinburgh environmental statement · is formed by morrison link; a six storey...

The Haymarket189 Morrison Street, Edinburgh

EnvironmentalStatement Volume 1Non Technical Summary

16 August 2010

Tiger Haymarket Limited Partnership Haymarket Redevelopment Non Technical Summary

UK1215872 August 2010

Contents 1 Introduction 1

2 Environmental Impact Assessment 3

3 Description of the Site 5 3.1 Key Environmental Issues 7

4 Design Evolution and Alternatives 9 4.1 No-development Alternative 9 4.2 Alternative Development Layouts 9

5 Description of Development 11 5.1 3* Hotel – Block D 11 5.2 Office Block A 12 5.3 Office Block B 12 5.4 Office Block C 12 5.5 Office Block E 12 5.6 Landscaping and Public Realm 12

6 Summary of Potential Impacts 19 6.1 Excavation and Construction 19 6.2 Townscape and Visual Amenity 19 6.3 Archaeology 19 6.4 Cultural Heritage 20 6.5 Noise and Vibration 20 6.6 Air Quality 21 6.7 Daylight, Sunlight & Overshadowing 21 6.8 Wind 22 6.9 Ground Conditions 22 6.10 Socio-Economics 22

7 Next Steps 23

List of Tables Table 1: Key Issues 7

List of Figures Figure 1: Site Location 5

Figure 2: Land Use 6

Figure 3 Layout of proposed development 14

Figure 4 Massing of proposed development 14

Figure 5 Overview of Office Block A 15

Non Technical Summary Tiger Haymarket Limited Partnership

Haymarket Redevelopment

UK1215872 August 2010

Figure 6 Overview of Office Block B 15

Figure 7: Overview of Office Block C 16

Figure 8: Overview of 3* Hotel (Block D) 16

Figure 9: Overview of Office Block E 17

Figure 10: Proposed Landscaping / Public Realm 18


UK1215872 August 2010 1

1 Introduction This document gives a summary of the environmental impacts predicted for the proposed Haymarket development at 189 Morrison Street, Edinburgh. The full Environmental Statement (ES) was submitted by Tiger Haymarket Limited Partnership with the planning application for the redevelopment proposals. This Non-Technical Summary (NTS) is a summary of the main findings of the ES. The NTS provides:

• a description of the proposed development; • a description of the surrounding area; • a summary of the environmental impacts predicted; and • a summary of the measures proposed that will help avoid, reduce or control any

significant environmental impacts.

The full ES (Volume 2 Main Report and Volume 3 Technical Appendices) provides a more detailed description of the application area, the characteristics of the development proposals, and the findings of the environmental impact assessment.

This current application represents a re-design of the previous scheme, submitted in 2008, which has been significantly amended. The main difference is the reduction of the height of the building on the corner of Dalry Road and Morrison Street, from 17 storeys to 8 storeys. The environmental benefits of the previous application such as provision of public realm, landscaping and energy efficiency measures, remain the same.

You can view the ES, together with the planning application and other supporting documents, at the Council offices.

• Waverley Court, 4 East Market Street, Edinburgh, EH8 8BJ • Opening Hours - Monday to Thursday – 8.30am to 5.00pm and Friday – 8.30am to

3.40pm

You can download an electronic version of all planning application documents from the Council’s website, http://citydev-portal.edinburgh.gov.uk/publicaccess/tdc/tdc_home.aspx, and the Haymarket Project Website, www.thehaymarketedinburgh.com.

You can request a copy of this NTS free of charge from ENVIRON UK Ltd, 7 Walker Street, Edinburgh, EH3 7JY.

You can request a copy of the main report and supporting technical appendices at a cost of £300 for a paper copy from ENVIRON UK Ltd, 7 Walker Street, Edinburgh, EH3 7JY.



2 UK1215872 August 2010


UK1215872 August 2010 3

2 Environmental Impact Assessment The ES reports on the findings of the Environmental Impact Assessment (EIA).

A number of environmental studies were carried out as part of the EIA. Key issues assessed were:

• Construction; • Townscape and Visual; • Cultural Heritage; • Archaeology; • Noise • Air Quality; • Daylight, Sunlight and Overshadowing; • Wind; • Ground Conditions; and • Socio-economics.

It was agreed at an early stage with the Council that some issues would not be significant, and as a result, the following issues were not considered in the EIA:

• Ecology - the site and surroundings are considered to be of low ecological value.

• Water environment and flood risk - there are no streams or rivers on, or close to, the site and the site is at low risk of

flooding. • Traffic and transportation

- there will be no significant new traffic generated by the proposed development.



4 UK1215872 August 2010


UK1215872 August 2010 5

3 Description of the Site The proposed development site is located on Morrison Street, in the West End of Edinburgh (National Grid Reference NT 242 732). The site is located in an important location on the Haymarket Junction, immediately opposite Haymarket Train Station at a key ‘gateway’ to the city centre. The site location is shown on Figure 1.

Figure 1: Site Location



6 UK1215872 August 2010

The site occupies an area of approximately 1.7 hectares and is currently in use as a public ‘pay and display’ car park providing roughly 450 spaces. Currently a number of large advertising hoardings face on to the Haymarket Junction from the site.

The Haymarket Junction is envisaged to become a major transport interchange in the coming years, with an upgrade of the train station and a new tram stop proposed.

The site also includes a small area of public space at the road level on the Haymarket Junction. The space provides some seating next to the pavement, a small area of vegetation (mainly small trees) and public toilets. Railway tunnels linking Waverley and Haymarket Train Stations pass underneath the northern part of the site.

The surrounding area comprises a mix of residential and commercial premises. The northern boundary of the site is formed by Morrison Street; the northern side of the street is lined with four storey tenement buildings, with shops on ground level and residential flats above. The western boundary is formed by Dalry Road which has a mix of residential flats over commercial premises at the ground floor level. Ryrie’s Pub and Haymarket Train Station are located opposite the site. Across the Haymarket Junction to the northwest is Grosvenor Street, lined with three and four storey Georgian terraced buildings. The eastern boundary is formed by Morrison Link; a six storey hotel overlooks the site on the opposite side of Morrison Link. The southern boundary is formed by the Dalry Colonies. They comprise nine terraces of two storey houses, running perpendicular to the site, with gable ends abutting the site boundary, and are typical of other colonies in Edinburgh The southeastern boundary is formed by Morrison Crescent and carparking, with a crescent-shaped row of housing facing the site along Morrison Circus.

Figures 2 illustrates the current land uses around the site.

Figure 2: Land Use


UK1215872 August 2010 7

3.1 Key Environmental Issues The most important environmental issues are summarized in Table 1 below:

Table 1: Key Issues

Environment Issue Description

Cultural Heritage; Townscape character Views

• The site is next to the boundary of the Edinburgh World Heritage Site, which ends at Morrison Street.

• The site also lies adjacent to the New Town Conservation Area, and to the West End Conservation Area.

• There are numerous Listed Buildings along nearby streets, including the Category A groups along Morrison Street, West Maitland Street and Grosvenor Street and the Category B Listed Dalry Colonies.

Air Quality • Morrison Street and the Haymarket Junction are part of an Air Quality Management Area declared for the Edinburgh city centre in 2000;

• The area is predicted to fail minimum air quality standards set out in European Directives because of the high volumes of traffic passing through the junction;

• The site lies at a major transport interchange including Haymarket Train Station and bus/car traffic along major roads.

• The proposed Edinburgh Tram is due to pass the site along West Maitland Street, turning into Haymarket Terrace.

Protection of key views • The site lies at an important gateway to Edinburgh city centre, • Tall buildings have the potential to impact on views to landmark

features such as St Mary’s Cathedral and Edinburgh Castle;

Nuisance impacts (noise/dust)

• There are numerous residential properties of three to four storeys close to the site;

• There is the potential for residential amenity to be affected during construction or from building plant in the completed development;

Daylight, sunlight and overshadowing

• New buildings on what is currently a vacant open site will reduce the amount of daylight currently falling on existing buildings;



8 UK1215872 August 2010


UK1215872 August 2010 9

4 Design Evolution and Alternatives Tiger’s design team considered a range of design alternatives for the Haymarket site, including the ‘no development’ option.

4.1 No-development Alternative The ‘no development’ alternative is not considered desirable because the site is currently in poor condition and detracts from the surrounding area. The site is recognized as a development opportunity in the local development plan, and is in an important location for visitors entering the city centre from the west. There are a number of potential benefits to be gained from developing the site including:

• improving the character of a currently derelict site; • improving connectivity and continuity in the West End of Edinburgh, • benefits from economic growth and increased employment opportunities; • improving security and safety for residents living around the site; • increasing public space;

4.2 Alternative Development Layouts The distribution of buildings and uses proposed for the site has arisen through a process of design and consultation, identifying, testing and consulting on different alternatives to come up with a preferred solution.

The current proposals have been developed to take account of previous development proposals for the site and the outcome of the public inquiry held in June 2009. Previous proposals sought to create a tall landmark building on the site; however the planning application was refused by Scottish Ministers following a Public Enquiry because of the potential impact on skyline views and the impact on the World Heritage Site designation.

The majority of the proposals remain unchanged from the 2008 scheme. The most significant change has been to replace the proposed 5 star hotel with an office area (referred to as Block E). Block E is slightly further away from the site boundary at the north-west corner of the site, has a larger footprint and is lower: the height of the building has been reduced from just under 115 m AOD to just under 92 m AOD.



10 UK1215872 August 2010


UK1215872 August 2010 11

5 Description of Development The proposed development consists of five buildings: a 3* Hotel and four office blocks. All have some element of retail and bar/restaurant space on the ground floor. Two new pedestrian priority streets and three distinct new areas of public open space are provided through the development, and two levels of underground car parking lie below a large portion of the site. Breakdowns of land use and floor space are provided below.

Table 2: Summary of Land Use

Facility Footprint Area % of Site

3* Hotel (Block D) 2,126 m2 13%

Office Block A 2,913 m2 17.9%

Office Block B 1,222 m2 7.5%

Office Block C 981 m2 6%

Office Block E 1,423 m2 8.8%

Public Realm 7,124 m2 43.8%

Service Yard 450 m2 3%

Site Area 16,239 m2 100%

Basement Car park (2 Levels) 16,610m2 -

Table 3 Summary of floorspace

Area (GIFA) Function

3* Hotel (Block D)

Office Block A Office Block B

Office Block C

Office Block E

Bedrooms 7,241m2(245 Bedrooms)

- - - -

Offices - 19,134m2 9,826 m2 4,516 m2 10,390 m2

Retail 1,408m2 1,588 m2 135 m2 120 m2 687 m2

Bar/Restaurant 660 m2 491 m2 - 302 m2

Total 8,649m2 21,382 m2 10,452 m2 4,636 m2 11,379 m2

5.1 3* Hotel – Block D The 3* Hotel shares a boundary with the Dalry Colony residences, at the southern end of the site. The building is five storeys high but stepped back at levels 3 and 4. The lower ground floor of this building (level with Dalry Road) will contain two retail units to provide an active frontage to Dalry Road and the new public walkway past the 3* Hotel. On the ground floor, level with the new main street through the site, will be the 3* Hotel entrance and bar/restaurant. A total of 245 bedrooms are located on the second to fifth floors.The stepped terraces will be planted with vegetation to protect and enhance the existing amenity spaces



12 UK1215872 August 2010

and ensure privacy for local residents. On the lower floors, hotel bedroom windows look into three private courtyards thereby avoiding any overlooking into the Colonies.

5.2 Office Block A Office Block A is an eight storey (ground to seventh floor inclusive) triangular building sitting in the centre of the site. The uppermost two floors are recessed from the eaves of the sixth floor to screen them from street level. The ground floor includes six retail units along the northern façade and at the southern corner; and an area for a bar/café along the eastern façade; and an office or retail suite along the western façade. The remainder of the building is office space.

5.3 Office Block B Office Block B is a seven storey building, sitting along Morrison Link, with the uppermost storey occupying only the southern half of the whole building footprint. The ground floor contains a unit for retail or a bar/restaurant at the Morrison Street end, and two office areas. The remaining floors are office space.

5.4 Office Block C Office Block C is a six storey building along Morrison Crescent. The uppermost storey is recessed from the eaves to give the appearance of a four storey building from street level. The design has been developed in consultation with local residents to maintain privacy for the adjacent residences at the Dalry Colonies and Morrison Crescent.

There are two retail units on the ground floor, giving an active frontage to the public realm.

5.5 Office Block E Office Block E is designed to be a landmark building on the site that defines the western approaches into the Edinburgh city centre. It sits at the junction of Morrison Street and Dalry Road, and has a curved frontage at the junction. It is designed around a linear internal atrium and is eight storeys high at its maximum (ground to seventh floor inclusive). The north ‘wing’ of the building sits two storeys lower than the south wing and its upper most level is recessed. This roof level forms a roof terrace to level 06 office accommodation.

The ground floor includes four retail units along the southern façade and two bar/cafés located at each end of the building, addressing East and West squares, with their own primary entrances. An independent office suite or retail unit occupies the north half of the building at ground level with a separate entrance from the north. The remainder of the building is office space.

5.6 Landscaping and Public Realm Landscaping will be mainly hard, using a single high quality stone throughout to maintain a sense of continuity and place. The proposed development will create two new pedestrian-priority streets (the Main Street and the East/West Street) and three new areas of public open space (East Square, West Square and the Courtyard Garden), with tree planting in both East and West Squares. The Courtyard Garden will be located between Office Blocks A and B, in a triangular area of public open space.

In addition, to these public spaces, two further areas of landscaping are proposed: the green terraces along the western façade of the 3* Hotel, and roof terraces on Office Blocks A and


UK1215872 August 2010 13

B and E. The terrace gardens seek to soften the boundary with the Dalry Colonies by continuing the ‘green streets’ of garden planting that define the Colonies. There will be two walls of lattice-work to support climbing plants as well as bird bricks/houses, a wall of hanging plants; and a terrace of box hedges. In between these terraces will be courtyards planted with trees and wildflowers to buffer the space between the Colony gable ends and the hotel. Similarly, the office roof terraces will improve the amenity of the uppermost floors on Office Blocks A and B and E, and for viewers of the development from further afield. Species of trees, shrubs and flowers will be selected for their structure, maintenance and ecological benefit.

The proposed development layout is shown in Figures 3 – 10 below.



14 UK1215872 August 2010

Figure 3 Layout of proposed development

Figure 4 Massing of proposed development


UK1215872 August 2010 15

Figure 5 Overview of Office Block A

Figure 6 Overview of Office Block B



16 UK1215872 August 2010

Figure 7 Overview of Office Block C

Figure 8 Overview of 3* Hotel (Block D)


UK1215872 August 2010 17

Figure 9 Overview of Office Block E



18 UK1215872 August 2010

Figure 10 Proposed landscaping / public realm


UK1215872 August 2010 19

6 Summary of Potential Impacts 6.1 Excavation and Construction Construction works would take place in one continuous phase, over 84 months. Work would include site preparation, excavation, substructure (below ground works), superstructure (above ground works), fit out and landscaping.

Potential impacts include, but are not limited to traffic disruption as a result of heavy goods vehicle movements, noise from increased road traffic and on site plant and generation of dust.

We propose that a Construction Environmental Management Plan (CEMP) would be used during the works to control nuisance impacts. The CEMP will address environmental issues in a comprehensive manner and would be discussed and agreed with the Council following the granting of the planning permission. The CEMP will manage and minimise environmental impacts resulting from the demolition and construction works by specifying the detailed arrangements that will be put in place for issues such as traffic management, noise and dust monitoring and the control and management of construction wastes.

6.2 Townscape and Visual Amenity An assessment was undertaken to consider the townscape and visual impacts of the proposed development.

In general, beneficial townscape and visual impacts will arise where the development will bring a high quality new built form and townscape character to a site that is in poor condition and has been semi derelict for a number of years. The new development will form a new city landmark at an important entry point to the city. The site will contain new high quality public realm and provide routes for pedestrians and cyclists through the site, for example from Fountainbridge to Haymarket, and will compliment proposed regeneration at Haymarket Station and in Fountainbridge.

The assessment of impacts on important citywide views, as identified in the Council’s Planning Guidelines for the Protection of Key Views (2008), has found there to be no adverse impacts from the proposed development. The development sits below the threshold height of 92 m AOD, above which it would become visible in some important city views.

The proposed development will clearly change the current experience from the Colonies. However, it will remove what is currently a derelict site and provide an attractive street-scape with bars, restaurants and facilities. The potentially negative impression of scale has been reduced by stepping back the 3* hotel. Overall, the proposed development is considered to have a positive impact, by improving the amenity local to the Colonies.

6.3 Archaeology An archaeological assessment has been carried out for the site. Five sites of local archaeological importance from the 19th Century and 20th Century have been identified within the proposed development site: (1) Haymarket, (2) White house, (3) Paths, (4) Railway tunnels, and (5) The Morrison Street mineral depot.

During the construction phase, four of the archaeological sites (1,2,3,5) may be at risk during the ground breaking works for the hotel and car park construction. The impact cannot be quantified as it is not known whether any remains of significant archaeological importance



20 UK1215872 August 2010

are present. However, it is noted that previous developments on this site (the railway tunnels (4) and the mineral depot (5)) would have had severely disturbed any archaeological remains on the site. To mitigate against the destruction of any existing archaeological remains a Written Scheme of Investigation (WSI) will be implemented prior to development. The WSI will include the provision for the excavation and recording of any archaeological remains identified during construction.

6.4 Cultural Heritage Cultural heritage has been assessed through desk based assessments, consultations with relevant authorities and site inspections. While there are no features of cultural importance on the site itself, it does lie within close proximity to a number of important areas, including the Edinburgh World Heritage Site (EWHS), the New Town (NT) and West End (WE) Conservation areas (CA), the New Town gardens and a number of Category B & C listed buildings.

During the excavation and construction works it is likely that there will be a temporary visual intrusion into the skyline and a deterioration of the setting of the NTCA, WECA and WHS, and the Listed Buildings immediately adjacent the site. In order to reduce the impact on the area surrounding the site, best practice will be employed during the construction phase. In addition, although the construction phase is considered to be a significant impact on the local area, it will have a temporary and minor adverse impact and be of no greater intrusion than that associated with other major development projects around the city. The only direct impact on any designated cultural asset will be on the north eastern boundary wall of the Dalry Colonies. All that is visible will remain in place and it is only any underpinning or works required to support the new development that will physically affect the wall. The final direct impact on the wall will be insignificant.

Overall it is considered that once completed the proposed development will have no direct impact on the surrounding area, and the development will have a beneficial impact on the site’s immediately surroundings.

There will be an improvement to the appearance of the Haymarket junction and subsequently the Dalry Colonies, Morrison Street and Grosnevor Street. The proposed development will replace a semi derelict site with a new collection of aesthetically pleasing buildings of various shapes and sizes. In particular the Block E office is intended to be the focal point of the development and to provide a significant landmark that will define this entrance into the city.

6.5 Noise and Vibration A noise and vibration impact assessment has been undertaken for the construction and operation of the proposed development on existing nearby properties, and for the vibration associated with underground the railway tunnels on the proposed buildings.

Construction noise predictions have been made in order to determine the noise levels at ground floor and first floor receptor heights of the nearest existing sensitive receptors during construction works. The predicted noise levels exceed the adopted target noise limit at a number of locations at first floor level during all phases of the works and therefore further mitigation measures for the CEMP have been proposed to control noise at source during these activities to levels agreed with the Council. Nonetheless, it is considered that certain phases of the construction works will result in a temporary, significant adverse noise impact for the closest residences.


UK1215872 August 2010 21

No traffic noise impacts will arise, as no new traffic will be generated by the proposed development.

Compliance with industry design limits for internal noise will ensure that the impacts of noise from any building services plant associated with the proposed development are minimised, in accordance with the requirements of the Council.

Noise from general activities in the public areas of the site will be minimized through detailed landscaping measures. Noise from the underground car park access will be reduced by a noise screen wall and in the case of deliveries to the service yard, by implementation of a code of good practice to manage delivery and service activity.

The measured vibration levels from train pass-bys indicate that the level of vibration generated by the railway will be within normal limits for human response and that vibration will not be noticeable by those occupying the proposed development.

6.6 Air Quality The application site falls within the city centre Air Quality Management Area (AQMA), which has been identified because of concerns about achieving air quality objectives for nitrogen dioxide at city centre locations.

During the construction phase, emissions from traffic and construction dust are the main sources of local air pollution. Dust arising from construction can cause soiling and residents in the Dalry Colonies and retail premises along Morrison Street and Dalry Road will be most sensitive. The highest levels of emissions from vehicles occur along the roadsides.

Construction vehicles generally run on diesel. Measures to control construction impacts will be set out in the CEMP. The potential for adverse impacts cannot be entirely ruled out; however, any impact will be minor, in localised areas and for short periods of time.

The assessment has also considered the operation of the proposed development. The development will not lead to any new car trips to/from the site; however, a ‘canyon’ effect at Haymarket Junction has been identified as a result of tall buildings on either side of a busy road, which can interfere with the dispersion of air and air pollution, resulting in localised elevated air pollution at street level.

The curved design of Block E will help to disperse pollutants, and the multiple individual buildings on the site would reduce the continuous façade along Morrison St and Dalry Rd, thus breaking up the ‘canyon’ effect.

The new development would also create a new pedestrian route away from the pollution source on Morrison Street.

Modelling of ground level concentrations of pollutants has predicted that the proposed scheme will result in a small increase in pollutant concentrations at the western end of Morrison Street, Haymarket Junction and the northern end of Dalry Road.

Whilst the development is predicted to have an impact on air quality in this location, it should be noted that this will be limited to a very small area at the western end of Morrison Street. Air quality overall is unaffected by the proposed development.

6.7 Daylight, Sunlight & Overshadowing An assessment was carried out to measure the potential impact of the development on of daylight, sunlight and overshadowing to surrounding areas. The results show that, overall,



22 UK1215872 August 2010

existing properties surrounding the application site will continue to receive acceptable levels of daylight and sunlight; in all cases, existing properties will enjoy levels of daylight and sunlight above the minimum levels recommended in Council guidance.

6.8 Wind The impact of the proposed development on the local wind environment, and in particular on pedestrian comfort and safety at street level has been assessed. The construction of a new building can alter local wind patterns depending on its height, shape and relationship with other buildings.

The assessment was based on experiences with other similar schemes and expert knowledge of the interaction of wind with the built environment.

Wind conditions are predicted to be suitable for the proposed uses at the site. The proposed walkways through the site are expected to benefit from their orientation and landscaping, and are likely to experience appropriate levels of comfort. Public areas will experience wind conditions which will not compromise their intended uses.

6.9 Ground Conditions The site was historically occupied by a mineral depot associated with the railway, which has resulted in contamination associated with the railway and mineral storage being present within the fill material which has been used to raise the level of the site. During the redevelopment of the site, the majority of the fill material will be removed from the site. In areas where it will remains, measures will be put in place to reduce the risk of end users coming into contact with contaminants.

Overall, the redevelopment of the site will have a beneficial impact by removing contaminated material from this city centre location.

6.10 Socio-Economics A socio-economic study was carried out to assess the potential impacts of the development proposals in terms of employment and visitor spend (the latter being associated with the hotels). Overall, the proposed Haymarket development fits with the local, regional and national policy priorities and will therefore help to further develop the competitive economic position of the city centre.

The impact assessment has predicted that, during construction 114 Full Time Equivalent construction jobs will be generated and, during operation, a further 2,664 jobs will be generated locally. In addition, hotel visitor spend of £1,517,764 at a local level and £758,881 nationally is predicted.


UK1215872 August 2010 23

7 Next Steps You can comment of the planning application and the ES. If you have comments you would like the Council to take into account when considering this application, write to the Council at the following address: F.A.O. Mr Andrew Trigger Waverley Court 4 East Market Street Edinburgh EH8 8BJ Or alternatively you can comment through the Council’s online planning portal: http://citydev-portal.edinburgh.gov.uk/publicaccess/tdc/tdc_home.aspx



24 UK1215872 August 2010

189 morrison street, edinburgh environmental statement · is formed by morrison link; a six storey...

Documents