gva.co.uk Report GVA Quayside House 127 Fountainbridge EDINBURGH EH3 9QG SUMMERHALL DEVELOPMENT BRIEFFor the University of Edinburgh Draft May 2011 Report The University of EdinburghContents P:\ OFFICE\ PLANNING\ CURRENTJ OBS\ UNIVERSITY OF EDINBURGH Edin-Summerhall Place\ Development Brief\ 110505 FINAL Summerhall Development Brief.doc May 2011 gva.co.uk 2 Contents 1.INTRODUCTION................................................................................................................3 2.PLANNING POLICY CONTEXT.......................................................................................13 3.LAND USE.......................................................................................................................17 4.CONSIDERATIONS.........................................................................................................20 5.SUMMARY URBAN ANALYSIS........................................................................................26 6.DEVELOPMENTPRINCIPLES...........................................................................................32 7.IMPLEMENTATION..........................................................................................................38 Appendices Appendix IReport of Consultation April 2011 Appendix IISummerhall: diagrams of hierarchical significance Appendix IIIAndrew PK Wright Summerhall Heritage Report, section 4, Notes on the significance of the site The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 3 1.INTRODUCTION Background Dick Vet: Origins 1.1Since 1916, The Royal (Dick) School of Veterinary Studies has been located at the corner of Hope Park Terrace and Summerhall PlacewithintheEdinburghurbanarea,approximately1.8kmtothesoutheastofPrincesStreet.TheSchoolwasfoundedby William Dick in 1823 and moved to the Summerhall site from Clyde Street in north Edinburgh.1.2ThecontinueddevelopmentoftheSchoolinthe20thandearly21stCentury,andtherapidlychanginglearning,teachingand research activities prompted a review of the existing academic requirements, which concluded that the properties at Summerhall werenolongerappropriatetodeliverthecurriculum,whilstensuringtheDickVetcontinuedtothriveinthe21stcentury.The comprehensivereview thatwascarriedoutidentifiedaclearbusiness need toco-locate the DickVetactivities toEasterBush, Midlothian, alongside the existing animal hospitals.21st Century: The New Dick Vet 1.3The decision to relocate the School was made in 2004 and the design project for the new school at Easter Bush has been unfolding over the past six years. The decanting of the existing premises at Summerhall will be taking place over the summer of 2011, in order to allow all students and staff to relocate for commencement of the academic year 2011/12. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 4 The Summerhall Site: Future1.4TheUniversityhasadutyofresponsibility,intermsofsecuringacapitalreceiptforSummerhallanditisseekingoffersforthe freehold interest in the site, in the short term. The capital receipt secured from disposal will provide a valuable source of funding for reinvestment within the Universitys estate. 1.5Giventhesitesmanyconsiderations(whichareexplainedmorefullyfurtheron),theUniversityrecognisesthatitpresentsmany challenges, as well as opportunities, to interested parties. These considerations are not easily reconciled by an obvious solution that would, for example, enable the University to market the site with the benefit of a detailed planning consent. It can however work with key stakeholders and the public to ensure that a suitable planning framework is in place for future owners to take forward and secure a long term sustainable future for the site.1.6A City of Edinburgh Council (hereafter referred to as the city council) endorsed development brief was therefore identified as an appropriatepolicytool,throughwhichtoaddresssomeoftheobviousquestionsaboutthesiteandinturn,setoutaclear framework of development principles upon which future applications for planning permission and/or listed building consent can be based.1.7Thisdraftbriefforcitycouncilendorsementistheculminationofseveralmonthsofconsultationwiththecitycouncil,Historic Scotland and other stakeholders, which included a two day public consultation exhibition in December 2010. A copy of the report of consultation is attached at appendix 1. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 5 Site description and context The Site 1.8TheSummerhallsiteislocatedtothesoutheastcornerofTheMeadows,boundedbyHopeParkTerracetothenorthand Summerhall Place to the west.The site includes a number of buildings of varying age, style and condition. These can be identified by reference to the site plan and aerial image below. There are two separate listings covering the site and it is located within the South Side Conservation area. Vehicular access is gained to the site from Summerhall Square to the south. Further details of the site, including heritage considerations and a summary urban analysis are provided at later stages of the brief. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 6 The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 7 Summerhall: aerial image of the site The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 8 Summerhall: grouping of buildings The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 9 Historic Evolution 1.9In terms of historic sequence of development from the mid-19th Century onwards, the five historic maps below are a useful analysis. 1.10It can be seen that a brewery originally occupied part of the site (1854) and the northern boundary cuts through the site of the original Summerhall House. 1.11Two new churches can be seen on both the north west and the north east corners of the site on the 1877 map, by which time Summerhall House had been demolished and Hope Park Terrace had been constructed, forming the existing north boundary to the site.Summerhall Square to the south had also been created by this date.1.12The brewery still exists at 1908 but has been demolished by 1932 to be replaced by the Dick Vet School, as well as some of the ancillarybuildingstotherear.By1947theexistingblockbehindthechurchatthenorthwestcornerhadbeenconstructed (angled to be accommodated behind the church), however the church was demolished shortly afterwards and this part of the site was left vacant until 1967-71 when the existing seven storey tower building was constructed.It is possible that the location and presence of the former corner church influenced the location and scale of replacement modernist building, as shown below. 1.13This final phase of building also saw the construction of the existing modernist four storey block in the south east corner of the site (also 1967-71). The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 10 Summerhall: historic sequence of development The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 11 Summerhall: corner landmarks past and present The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 12 Surrounding context 1.14The surrounding context is mostly residential, with ground floors punctuated with a variety of commercial uses, many of which are concentratedtotheeastalongSouthClerkStreet.TheMeadowsandBruntsfieldLinksarelocatedtothenorthwest,across Summerhall Crescent. The site marks the southern grouping of buildings that collectively comprise the Universitys central campus, with the likes of Potterow and George Square located immediately across the Meadows to the north and north west. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 13 2.PLANNING POLICY CONTEXT Planning context2.1The finalised Edinburgh City Local Plan was adopted in J anuary 2010 and provides an up-to-date land use policy framework, with approved proposals and policies for the whole city centre area, including the site.The extracts here show the allocations for the local area, with the site being defined within the Urban Area, which is supportive in principle of a range of uses including housing, hotels, employment, institutional, leisure and retail uses.An extract of the adopted local plan proposals map identifying the site is shown immediately below. The site is also located within the South Side conservation area as set out further below. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 14 The Summerhall site The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 15 2.2Proposals for reuse and/or redevelopment of the site will be required to address supplementary planning guidance produced by the city council.This may include policies for affordable housing, car parking, open space, urban design etc. They also include the Protection of Key Views guidance, which includes a means of assessing the impact that new building proposals would have. This has been informed by the approval of viewing cones across the city (ie. views from say the Castle ramparts to Arthurs Seat), so that any new proposals can be logically assessed in light of these considerations. Skyline considerations in particular are covered further at section 3. These can be accessed at http://www.edinburgh.gov.uk/info/207/planning-policies/824/edinburgh_standards Conservation Area2.3Assetout above,the site lieswithin theSouthSideConservationArea.Thecharacterappraisalfor thisconservationareawas approved by the City of Edinburgh Council Planning Committee on 8 August 2002 and defines the key elements that contribute to the special historic and architectural character of an area. This is considered further within the section 3, however it is notable that the seven storey modernist town within the site is identified as an intrusive landmark within the conservation area.2.4The sites location within the conservation area can be identified by referring to the local plan proposals map extract above.2.5The local plan states that development within a conservation area will be permitted where it preserves or enhances the special character or appearance of the conservation area and is consistent with the relevant conservation area character appraisal. This further covers considerations such as retaining items (such as railings and walls) that contribute positively to the character of the area and requiring a high standard of design. Similar policy considerations are set out within Scottish Historic Environment Policy (hereafter referred to as SHEP) issued by Historic Scotland on behalf of Scottish Ministers. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 16 Listed Buildings2.6The siteiscoveredby twoseparate listings.A specific listing(27060)covers theformer Hope Park& BuccleuchCongregational Church on Hope Park Terrace, which is category B listed. A further listing (48536) is identified by the list entry as, The Royal (Dick) School of Veterinary Studies. Whilst it has no legal significance, information supplementary to the statutory list only identifies the original college building, block D and block B; these buildings can be identified by numbers 1, 4 and 5 on the building diagram in section 1 above, which are referred to hereon as central block, corner tower and southern wing respectively. Whilst there is no strict legal interpretation, it is likely that other buildings and structures which form part of the school, would meet the tests for inclusion withinitscurtilage.Thiswillhoweverbeamatterforanyfutureproposalsthatmaycomeforwardaffectingsuchbuildings,or structures. 2.7Local plan policy states that proposals to alter or extend a listed building will be permitted where such proposals are justified, will not cause any unnecessary damage to historic structures or diminish its interest and where any additions are in keeping with other parts of the building. Further, development within the curtilage or affecting the setting of a listed building will be permitted only if it is not detrimental to the appearance or character of the building, or its setting. Finally, proposals to demolish a listed building will be only be supported in exceptional circumstances, taking into account issues concerning the condition of the building and cost of repairs, efforts made to retain the building including marketing to potential restoring purchasers and the merits of alternative proposals for the site. 2.8As with conservation area policy, these matters are similarly covered within Scottish Historic Environment Policy (hereafter referred toasSHEP),albeititisnowarequirementthatonlyoneofthetestsforjustifyingdemolitionofalistedbuildingneedstobe demonstrated. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 17 3.LAND USE Existing3.1Existing land uses are wholly associated with the Veterinary Schools ongoing activities, all of which will be relocated to Easter Bush during the summer 2011, in time for the academic year 2011/2012 commencing. 3.2The one exception to this will be the continue occupation (in part) of the southern block by a research company until 2013, when they will vacate.Potential new usesMixed uses3.3As set out in section 2, the site is located within the defined urban area of the local plan, where residential and commercial uses are supported in principle. In view of the scale of existing buildings and its central location, it therefore offers the opportunity to provide for a mix of uses, that collectively could make a significant contribution to the vitality and viability of the surrounding area.3.4As with the ongoing Quartermile development to the north, the site is ideally located to take advantage of its close proximity to all major uses within the city centre, whilst also offering the opportunity for creating a new focus of activity during the day and into the evening.Inviewofthescaleoffloorspacecontainedwithinanumberofseparatebuildings,italsooffersthepossibilityfor providing cultural space and uses. 3.5Permeability through the site is limited and promoting a mix of uses at the site which encourage public activity is likely to give rise to the need for creating new routes and potentially spaces. These could logically link into the network of existing routes and spaces out with the site, in particular those to the north west through the Meadows. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 18 Retail3.6Whilst retail use is supported in principle within the urban area, its scale and character is subject to planning policy that promotes such uses to locate within town centres in the first instance, followed by edge of town centre locations, commercial centres and finally out of centre locations.3.7Thescaleofanyretailusewillbedeterminedthroughplanningapplicationshowever,thesiteiswellplacedwithinamostly residential area to provide some shopping facilities. In particular, it is ideally located on the edge of Nicolson Street/Clerk Street towncentre(asidentifiedinthelocalplan)totheimmediateeast,toprovidecomplimenteryshoppingandhelpretainlocal expenditure to the benefit of its vitality and viability.Student housing 3.8As with retail use, purpose built student housing is supported in principle within the local plan, subject to considering its location and the concentration of such uses within any one locality. This is further subject to Edinburgh Planning Guidance prepared by the city council,whichpromotesasequentialapproachtolocatingsuchusesinandadjacenttomainhigherandfurthereducation campuses in the first instance, being the most sustainable locations. Within these locations, further student housing will generally be acceptable. 3.9Aplanisincludedwiththeplanningguidanceidentifyingsuchlocationsandincludes theUniversityscentralcampus,whereit extendstothejunctionofBuccleuchStreetandGiffordStreet.Thesiteisideallylocatedadjacenttothecentralcampusin particular, to offer a sustainable location for student housing. Further, its reuse for student housing as part of mix of uses, offers the opportunityforlinkingintothenetworkofpedestrianandcycleroutesthatrunsouth-northpastthesite(notablythroughthe Meadows) and onwards to the Universitys central campus. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 19 3.10Anelementofstudenthousingwithinthesitewouldalsohelprelievesomeofpressuresthathaveresultedfromanincreasein studentpopulationandlackofpurposebuiltaccommodation,whicharenotedwithinthecitycouncilsguidance.Thisis particularlyrelevanttotheadjacentMarchmontarea,wherehighconcentrationsofstudentpopulationswithinatraditional tenement area have resulted in creating such pressures. The provision of purpose built student housing at the site could therefore help relieve some of these pressures, but the scale of such uses will need careful consideration to ensure they do not in themselves create similar issues.The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 20 4.CONSIDERATIONS Architectural and heritage interest 4.1Thereuse,refurbishment,orredevelopmentofthesitewillrequireathoroughandmeasuredappraisalofarchitecturaland heritage considerations. These are set out in greater detail below. Listed Buildings 4.2The site is covered by two listing entries, as set out in section 2. Historic Scotland has confirmed that the extent of these listings is such that any proposals to existing buildings and structures will be subject to listed building controls, whilst any new development within the site will need to have special regard to the setting of existing buildings. 4.3An assessment of heritage significance has been completed across the site to give general guidance regarding the extent of reuse, refurbishment and redevelopment that might be acceptable, and to ultimately help shape such proposals. However, any proposalswill ultimately beassessed through the usualstatutory consentingprocessand shouldbeinformedbyaconservation plan for the site, that forms part of an overall masterplan or development framework.4.4The assessment also separately identifies matters considered to be detrimental to an appreciation of the significance of the site. Again, this will need to be considered further within the context of a conservation plan, but items listed in this category present opportunities, perhaps as much even as they may identify problems to be overcome.4.5Theconclusionsandrecommendationsofthisexerciseareanessentialpartofthebriefandformpartofthedevelopment principles covered further on. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 21 Conservation Area 4.6ThesiteisalsosituatedwithintheSouthSideconservationarea,asnotedwithinsection2.Assuch,anyproposalswillneedto demonstrate that they preserve or enhance the special character or appearance of the conservation area and are consistent with the relevant conservation area character appraisal.4.7Thecharacterappraisaldefineskeyelementsthatcontributetothespecialhistoricandarchitecturalcharacterofthe conservationareaandfutureproposalswillbeassessedagainsttheseconsiderationsaccordingly.Ofparticularinteresttothe consideration of such proposals are the following concluding statements on analysis and essential character of the conservation area: The central position and historic nature of the south side make the area extremely sensitive to the effects of high buildings and the overall height of the area should not be broken. The city skyline of the South Side and its landmarks are particularly distinctive and contribute to the prominence of the World Heritage Site whose boundary overlaps the South Side to the north. The proximity of Arthurs Seat, Salisbury Crags and the Old Town Ridge allow dramatic views and glimpses from a large number of points throughout the Conservation Area and the World Heritage Site.These views should be retained. Small informal street blocks with a high degree of permeability characterise the area creating theatrical elements. Formal and informal open spaces and squares create variety and interest and help to break up the hard urban feeling of the area. The multi storey block of the Royal Dick Vet College is a disrupting element to the skyline. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 22 4.8The final quotation above is illustrated further below, on the extract from the character appraisal. Townscape analysis from South Side Conservation Area Character Appraisal The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 23 Skyline 4.9The site is located within a part of the city that has been identified as generally being sensitive to the effects of high buildings and the conservation area character appraisal promotes a general prevailing building height that should not be broken. These skyline issues are further covered within the local plan and supplementary guidance prepared by the city council, which collectively set a policy framework for assessing proposals for high buildings against their impact on key views into, and out of the city.4.10The wider conservation area conclusions on its essential character and skyline considerations are worth noting (as set out above), howeverthisshouldalsobeappliedmorelocallytothesiteitself,whenfutureproposalscomeforward.Thesitefallswithin viewpoints S2 c) and e), and S7 b) of the city councils verified viewpoints that form the basis of their Skyline study and policy. Within these viewpoints, this is typically limited to the very top storey(s) of the seven storey corner tower. Local views of the site are mostly restricted by established tree cover (even during winter months), until you reach the junction of Summerhall Crescent, Melville Drive and Hope Park Terrace, as illustrated by the images below. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 24 The Meadows looking south east toward the siteBruntsfield Links looking south east toward the site Melville Drive looking east towards the site The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 25 4.11Overall,thevisualimpactofanyreplacementbuildings,oradditionstoexistingbuildingswillbeanimportantplanning consideration. In particular, the redevelopment of the corner tower could redress what is perceived to be a disrupting element to the skyline of the conservation area, however this will require careful appraisal in light of other skyline considerations.Planning agreements 4.12Redevelopment and reuse of existing buildings for new land uses might give rise to impact on the provision of infrastructure and servicesintheCity.Developerswillthereforebeexpectedtoassessthelikelyrequirementformakingafinancialcontribution toward addressing any such impacts through the provision of a legal agreement. In this regard, reference should be made to the following city council guidelines: Developer Contribution for Investment in Schools Affordable Housing Developer Contributions for the public realm Transport Developer Contributions The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 26 5.SUMMARY URBAN ANALYSIS Background 5.1The preparation of this brief has been informed by a site and urban analysis, and a public and stakeholder consultation event. This has been prepared by the University and included the following: A review of the historic development of the site; A review of the significance of the site, taking into account its urban context;An analysis of land use, movement, immediate townscape and views; and, Feedback to the above topics following a two day public and key stakeholder consultation exercise. 5.2A review of the historic development of the site and its significance, was undertaken by Andrew PK Wright, Heritage Consultant and is contained within a Heritage Report which forms one of the supporting documents to the brief. This report has informed the completionofthissummaryurbananalysis,notablythesummarystrengths,weaknesses,opportunitiesandconstraints identified below. It has also informed a number of the development principles, in particular those concerning significance, set out within the next section of the brief.Land use 5.3Thesurroundingareaischaracterisedbymostlyresidentialuse,butalsocontainsanumberofcommercialusesandthose associated with other functions of the University, notably their Central area campus to the north. This is summarised on the plan below. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 27 Land use context The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 28 Movement, Townscape and Views 5.4Theplanbelowshowsthekeyroutesinsurroundingthesiteforvehicular,publictransport,cyclingandpedestrianmovement.SummerhallconnectstoBuccleuchStreetandCausewaySideasamainarterialfromthesouthofthecitycentreouttothe southern suburbs.As a result, the site is well served by vehicular and public transport and there are a number of pedestrian routes connectingthesitewithotherkeylanduses,notablythoseacrossthemeadowstootherUniversitybuildingsandthenew Quartermile development beyond.Pedestrian movement through the site is currently limited. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 29 Movement surrounding the site The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 30 5.5As noted above, the site benefits from some significant vehicular and pedestrian routes on a north-south and east-west pattern, in thesouthernsuburbsofEdinburgh.Thesiteitselfhasverylimitedpedestrianpermeabilityandtogetherwithopenspace considerations,couldofferopportunitiesforenhancement,consistentwiththeconcludingstatementsonanalysisandessential character of the conservation area, as covered in section 4. Summary Strengths, Weaknesses, Opportunities & Constraints5.6A summary of the strengths, weaknesses, opportunities and constraints arising from these analyses is set out below: Key Strengths: The sites location within the central urban area, where the local plan supports most alternative land uses, in principle. Accessibility by a choice of means of transport and proximity to the city centre and major tourist attractions. Significant existing built floorspace, which could be capable of conversion and reuse. Some fine existing internal spaces and views. Key Weaknesses: A negative perception (by certain members of the public and local stakeholders) of certain buildings on site, notably the modern buildings. Impact of the seven storey modern tower on the character and appearance of the conservation area (City of Edinburgh Council South Side Conservation Area Character Appraisal) and certain identified key view corridors (City of Edinburgh Council Skyline Study viewpoints S2 c) and e) and S7 b)). Unsatisfactory relationship between certain buildings on site and the wider area, in townscape terms. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 31 The site is largely impermeable to pedestrians. The condition of certain buildings, in particular the corner seven storey tower, southern wing and rear mews. Key Constraints: Finding viable new uses for certain buildings and internal spaces of significant historic or architectural interest. Finding viable new uses for certain buildings and internal spaces which have been originally designed for a specific educational or research purpose. Reconciling repairs and other works that maybe required to certain buildings, with listed building controls. Providing car parking and open space for new uses, within a historic and architecturally sensitive site. Redevelopment, if pursued, within a sensitive location.Key Opportunities: Relieve local pressure for student accommodation, through the provision of purpose built student housing in a sustainable location. Provide for a mix of uses that add vitality and viability to the local area. Harness opportunities to reuse some fine internal spaces and existing views they offer. Provide new public space and pedestrian routes that capitalise on the sites proximity to the Meadows and other city centre attractions.The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 32 6.DEVELOPMENT PRINCIPLES 6.1This section of the brief draws together the conclusions of preceding sections, in particular the SWOT analysis above, to conclude withaseriesofdevelopmentprinciples.Theseprincipleswillbeamaterialconsiderationindetermininganyapplicationsfor planning permission or listed building consent that come forward and should also inform any such proposals for redevelopment, restoration, or reuse of the site.Integration 6.2Inordertoensurethesustainable,physicalandsocialintegrationofanyproposalstoredevelop,restore,orreusethesite,the following principles should be considered: Promote the sustainable reuse of existing buildings and spaces in the first instance, whilst taking a proportionate approach to meeting the targets and aspirations of the Edinburgh Standards for Sustainable Building; Encourage an appropriate mix of uses (residential, commercial or cultural), that knits the site back into the local area; Have regard to the amenity of existing and future residents when considering the location of uses within the site; Encourage vitality by introducing active uses at street level; Consider the opportunities to relieve local pressures for student accommodation by providing purpose built student housing at a sustainable location; Have regard to the impact of existing buildings within the site on the character and appearance of the conservation area, as set out in the South Side Conservation Area Character Appraisal; Ensure that any proposals for new development (including redevelopment) enhances key views around the city and make a positive contribution to Edinburghs unique skyline. Any such proposals should be fully informed by the Edinburgh Skyline Study; Use materials of the highest quality which complement those of the surrounding buildings and townscape; The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 33 Utilise the opportunities in terms of place making that the site has to offer, including for example, its proximity to other city centre attractions, and existing and new views into and out of the site. Movement and Space 6.3The existing movement, access and spaces are shown in previous diagrams within the brief, which have informed these principles for future consideration of such issues. As such, proposals to redevelop, restore, or reuse the site should: Recognise its city centre location by maximising access by foot, cycle and public transport; Seek to provide linkages to the existing local network of pedestrian and cycle routes within the adjacent Meadows and Bruntsfield Links beyond; Take a proportionate approach to satisfying open space and car parking requirements, in view of existing on site physical constraints and heritage considerations; Consider opportunities to enhance permeability and spaces through the site, which may include better utilising existing, or creating new routes and public/private spaces. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 34 The Summerhall site: connecting the site and key spaces The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 35 Heritage 6.4This brief and development principles in particular, have been informed by a Heritage Report (hereafter referred to as the report) prepared by Andrew PKWright, Heritage Consultant. This report was prepared as an independent piece of analytical research and without any preconceived proposals for redevelopment, restoration, or reuse of the site.6.5As such, it seeks to introduce an understanding of the historical development of the site within the wider city context. It therefore presents a starting point for evaluating relative significance of the site, upon which decisions about the future of the site may be founded. 6.6Whilstevaluatingrelativesignificanceisstrictlyconsideredatthisstagewithoutprejudicetoanyfuturestatutoryconsenting process, the report offers guidance on what is considered to be important and worthy of preservation and enhancement, and whatmight notbe.Suchguidancehasbeeninformedbyconsultationwith thecitycouncil andHistoricScotlandinparticular. Accordingly, any future proposals for redevelopment, restoration, or reuse of the site should: Be informed by an understanding of the site, including its historic background and the origins of the college, covering both the twentieth and twenty first centuries; Take account of the hierarchical significance of the exteriors of the buildings on site and of the principal internal spaces. Diagrams depicting a hierarchy of significance of all such exteriors and internal spaces are attached at appendix 2 and should be read in conjunction with section 4 of Andrew Wrights report, Notes on the significance of the site, which is attached at appendix 3. By way of an example, the hierarchy of significance of external elevations of all buildings within the site and for the ground floor internal spaces of blocks A, C and F are reproduced further below; Have regard to matters considered detrimental to significance of the site as set out in section 4 of Andrew Wrights report (attached at appendix 3), and both the opportunities and constraints these present; Be informed by further focussed research which includes Statements of Significance and Conservation Policies set out in a conservation statement, or full conservation plan. The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 36 Summerhall: Hierarchy of significance, all buildings, external elevations The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 37 Summerhall: Hierarchy of significance, blocks A, C and F internal spaces, ground floor level The University of Edinburgh Summerhall Development Brief May 2011 gva.co.uk 38 7.IMPLEMENTATION 7.1The pursuit of detailed proposals for the site will be the decision of the new owners, a process which is currently ongoing. In the process of discharging its estates responsibilities, this brief is however a reflection of the Universitys work with key stakeholders and thepublic,toensurethatasuitableplanningframeworkisinplaceforfutureownerstotakeforwardandsecurealongterm sustainable and viable future for the site 7.2As with all proposals for significant sites within the urban area, there is an expectation that the current level of consultation with the city council and such stakeholders will continue, in the spirit of reforms to development management procedures. This will also take account of the city councils own established procedures for effective pre application consultation, such as the guiding principles established in the Edinburgh Planning Concordat. Report Appendix I gva.co.uk Report GVA Quayside House 127 Fountainbridge EDINBURGH EH3 9QG Report of consultation for preparing a development brief, in respect ofThe Royal (Dick) School of Veterinary Studies On behalf of the University of Edinburgh May 2011 The University of EdinburghContents May 2011 P:\ OFFICE\ PLANNING\ CURRENTJ OBS\ UNIVERSITY OF EDINBURGH Edin-Summerhall Place\ Reports\ Report of Consultation\ 110420 Report of Consultation.doc Contents 1.INTRODUCTION............................................................................................................1 2.PUBLIC EXHIBITION......................................................................................................3 3.ANALYSIS OF FEEDBACK.............................................................................................8 4.RESPONSE TO FEEDBACK...........................................................................................14 5.CONCLUSION............................................................................................................18 Appendices APPENDIX 1 EXHIBITION LETTER DISTRIBUTION LIST APPENDIX 2 EXHIBITION POSTER APPENDIX 3 NEIGHBOUR NOTIFICATION AREA PLAN APPENDIX 4 FEEDBACK QUESTIONNAIREAPPENDIX 5 DISPLAY BOARDS Figures FIGURE 1 Potential Future Land Uses Pie Chart The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk1 1.INTRODUCTION 1.1ThisReportofConsultation(hereafterreferredtoasthereport)hasbeenpreparedbyGVAonbehalfoftheUniversityof Edinburgh(hereafterreferredtoastheUniversity)toreportthefindingsofaconsultationexercise,undertakentoinform preparation of a development brief for the Royal (Dick) School of Veterinary Studies, Summerhall.1.2The report sets out the methodology of consultation undertaken, providing information on the parties and wider stakeholders that were engaged with and details on the feedback that was received. Finally, the report will explain how this feedback was taken on board in the preparation of the development brief and how it has guided the content.1.3The report comprises the following sections together with associated appendices: Section 2: Public Exhibition Section 3: Analysis of Feedback Section 4: Response to Feedback Section 5: Conclusion Policy Context 1.4In undertaking this consultation exercise, the project team has followed the guidance and recommendations set out in Planning Advice Note (PAN) 3/ 2010 Community Engagement, published in August 2010.This document encourages a more inclusive and accessible planning system through effective community engagement.In line with best practice, GVA has sought to engage with awiderangeofstakeholdersandgroupswithinthelocalcommunity,tocreateinclusiveandaccessibleparticipationandto The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk2 provideopportunitiesforthesepartiestoprovidelocalinputandfeedbackwhichcanguidetheprovisionsofthefinal development brief.The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk3 2.PUBLIC EXHIBITION 2.1The public exhibition was held over two days on Tuesday 7 December 2010 from 1pm to 7pm and Wednesday 8 December 2010 from 2pm to 8pm. This was held within the main college building at Summerhall in a large hall on the first floor.2.2This section of the report explains in detail the wide ranging methods and comprehensive process that was employed to notify the public. This section will also detail the content and format of the exhibition. Public Notification 2.3Inordertoensureawidedemographicweremadeawareofthepreparationofthebriefandtheiropportunitytoinformthis document, a number of methods were used to notify the public. 2.4These methods included a letter mailshot to 332 local residents sent a week in advance of the exhibition; the display of posters in key public buildings within the local community including Newington library; nearby post offices and doctors surgeries, as shown in the photos below; and, letters were also sent directly to key stakeholders within the local area and statutory consultees. 2.5A copy of the poster that was displayed in public areas and a list of the key stakeholders notified are enclosed as appendices to this report, at appendices 1 and 2 respectively. A plan showing the area where neighbours around the site were sent letters has also been enclosed at appendix 3 of this report. The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk4

2.6Furthermore, a notice was also placed on the Universitys public website informing users of the date and purpose of the exhibition.2.7Themethodsdescribedaboveensuredthatawide-rangingsetofstakeholdergroupswithinthelocalcommunityandthe immediate neighbours to the site were made aware of the preparation of the development brief, the dates of the exhibition and about the deadline for the submission of comments.2.8ThisnotificationprocesswasonascalethatGVAwouldnormallyundertakeaspartofthepre-applicationconsultationfor planningapplicationswhichfallwithintheMajorcategoryofthedevelopmentmanagementregulationsandassuch,is considered to have been sufficiently comprehensive. The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk5 Exhibition Format 2.9The exhibition ran on the 7th and 8th December 2010 within the main college building at Summerhall from 1pm-7pm on the 7th and 2pm-8pmonthe8th.Weareconfidentthattheseperiodswouldhavemaximisedopportunitiesforattendancefrominterested parties and stakeholders during and out with normal working hours. 2.10The display boards, which are enclosed at the rear of the report as appendix 5, were set out in circular fashion within the main hall leading visitors through these in numerical order. Signage was placed at the main entrance of the main college buildings to guide visitors up to the exhibition.2.11At least one representative from GVA was always available at the exhibition over the course of the day to explain the purpose of the exhibition and its relevance to preparing the brief, answer any questions and encourage comments on the boards. Members of the public were encouraged to provide their feedback on the boards themselves and/or complete a more detailed feedback form. Attendance 2.12Overthecourseoftheexhibition,alistofthegeneralnumbersofattendancewasmaintained.Intotal,46peoplevisitedthe exhibition. This was considered to be a good level of attendance given the purpose of the consultation exercise, which can often generate fewer numbers than compared with an exhibition for a planning application process.2.13Fromdiscussionswithindividualattendeesandfeedbackprovided,itwasapparentthatrepresentativesfromEdinburghWorld Heritage Trust, the Southside Community Council, the Architectural Heritage Society of Scotland and Tollcross Community Council attended the event.The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk6 Exhibition Boards 2.14Fourteenexhibitionboardsweredisplayedattheevent.Theseexploredthebackgroundhistorytothesiteandsitespecific planningpolicy.Latterboardsdiscussedtheheritageaspectsofthebuildingswhilstanumberofpotentialfuturedevelopment optionswerealsoprovidedtopurelystimulatediscussionandfeedbackregardingthepotentialrestoration,reuseor redevelopmentofthesiteandwhichwouldultimatelybeusedtoinformthepreparationofdevelopmentprincipleswithinthe brief, for which any such proposals should consider.2.15In summary, the exhibition boards provided the following information: Board 1: The Dick Vet Relocation and Context This set out the background to the preparation of the development brief and its locational context within the city of Edinburgh; Board2:SummerhallPlanningContextOverviewoftheplanningpositionofthedevelopmentbriefsiteincluding consideration of the development plan and other material considerations; Board 3: Summerhall Movement and Spaces This provided detail on the key open and green spaces within the site and the main access routes for vehicles, buses and pedestrians within the local area; Board 4: Summerhall - Buildings Board 4 explained the individual buildings which together comprise the Dick Vet school. Board 5: Summerhall Heritage This board looked specifically at the heritage context and the evolution of the development of the site from the mid 19th century. Board6:SummerhallPossibleNewUsesBoard6offeredanumberofimagestosuggestvariousnewusesthatmaybe possible on the site. The images were chosen to generate as many ideas from visitors to the exhibition as possible. The board also left space available for new ideas to be written on post it notes and placed on the board. The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk7 Boards 7-12 : Summerhall Possible Development Options Boards 7-12 presented six different options that may be possible future development opportunities for the site. These boards used 3D blocks to display how the new built forms would sit within the existing environment. These boards generated a lot of response from attendees. Board 13- Summerhall Possible Tower Options This board examined various development options for the replacement of the existing tower on the corner of the Summerhall site. Board 14 Summerhall Your Views This board was designed to encourage attendees to write their thoughts on post it notes whichcouldbeleftontheboardtogeneratediscussionanddebate.Thesespecificcommentswillbeanalysedinalater section of this report. Providing Feedback 2.16A key aim of the consultation was to gain feedback from the local community and stakeholders which could feed into the final development brief. There were a number of options available for visitors to pass their views onto the team including post-it notes at the event, feedback questionnaires and a link on the Universitys website to the questionnaire form.This latter option also provided a link to view all the boards electronically, so that comments could be passed on from those who could not attend the exhibition. A copy of the feedback questionnaire is attached at appendix 4 to this report for further information. 2.17A comments box was available at the exhibition for returning completed forms to the project team if the attendee did not wish for their views to be placed on the display board.Alternatively, it was advised that completed questionnaires could be posted or emailed directly to GVA by Friday 11 February 2011. This date was later extended to the end of February offering additional time for interested parties to make comment and inform the brief. The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk8 3.ANALYSIS OF FEEDBACK 3.1As previously stated, the feedback questionnaire and post-it notes were provided to gain a range of feedback from both visitors to the exhibition and those who viewed the consultation material on the internet.3.2A total of 15 feedback questionnaires were received, together with a number of comments posted on the boards at the exhibition eventitself.Themajorityofthisfeedbackwasreceivedfromlocalresidentswholivedclosetothesite,inadditiontocertain stakeholder groups.Questionnaire Responses 3.3A summary of all responses received to the exhibition boards is set out below.3.4In terms of the questionnaire, the first question related to boards 1 to 5, which detailed the site history and key features of the site. This asked: 3.5In view of boards 1 to 5, are there any other facts about this site and its immediate surroundings that you would like us to record when preparing the brief? 3.6A number of the main responses received are summarised in bullet point form below: Current pressure on car parking space numbers in the area A quality bike corridor is soon to be created on the route The brief should recognise the role of a prominent building on the corner of the site The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk9 There is an existing lack of consideration of the sites landscape setting 3.7From the above comments it is clear that most of the important information regarding the site, its historical interest and key features were captured within the early boards. Issues such as local car parking pressures and the quality bike corridor will be addressed within the brief. 3.8Question 2 of the questionnaire focused on board 6, which displayed a range of potential new uses for the site. This question asked: 3.9In response to board 6, we are keen to record any views on the range of possible land uses that could exist at the site in the future? 3.10The answers received covered a number of uses including: Arts venue to host events for the Festival Fringe Residential Student Accommodation Hotel Leisure uses Small craft workshops 3.11Thepercentageofresponsesforeachsuggestedlandusesaresetoutinthepie-chartbelow.Ascanbeseen,avarietyof responses were recorded with a future hotel or possible arts venue associated with the Festival Fringe proving the most supported uses. The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk10 Potential Future Land UsesHotel24%Food and Drink8%Leisure8%Underground Car Park4%Residential12%Festival/ Arts Use20%Student Housing4%High School8%Craft Workshops4%Mixed Uses8% Figure 1: Potential Future Land Uses Pie Chart 3.12It is also fair to report that certain uses were not supported at the site, including further student accommodation or new shops, although these comments were limited to a single response for each. 3.13Question 3 of the questionnaire asked for specific views on each of the 6 potential future development options for the site. These wereincludedpurelytostimulatediscussionontheplanninganddevelopmentissuesthatshouldbeconsideredinpreparing development principles to guide any future proposals for the site. This was made clear to all attendees. Comments on each board are summarised below: 3.14Option 1 The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk11 Continuation of ad hoc development on the site May cause additional pedestrian and vehicle traffic 3.15Option 2 Not suitable as the tower still remains New buildings would be too hidden Single entrance is not inviting May cause additional pedestrian and vehicle traffic 3.16Option 3 May result in daylighting issues for existing residential properties Not a logical use of the space Support for additional green spaces Parking would still be an issue 3.17Option 4 Support for removal of the corner tower Any new building frontage should relate to Hope Park Gardens in terms of heights The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk12 Support for additional green space Traffic concerns 3.18Option 5 Support for additional green space Concerns over daylighting and overlooking. Would result in parking and traffic issues 3.19Option 6 Good option to open up the site and allow more access to the public. Do not support a further tall building Access/Egress should only be from Summerhall Square Support creation of a new street to open up existing spaces through the siteBest option, with a replacement tall building on the corner Overlooking and daylighting concerns for existing residents 3.20Possible replacement taller building Concerns over loss of light in residential properties The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk13 Support removal of existing tower, but no replacementSupport a replacement given historic precedent and prominent site location, but design would be key consideration Removal of boiler chimney is important 3.21Finally, question 4 asked respondents for any further comments. These covered a variety of issues and are summarised below: Need to increase the size of pavements Need for new cycle parking facilities Suggestion of an ideas competition for future uses for the land The seven storey 1960s tower must go Underground car parking should be mandatory for the site There should not be a new tower on the site Options fail to identify key principles of a conservation area including respect for the existing building frontages, heights and materials. The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk14 4.RESPONSE TO FEEDBACK 4.1This section groups the responses received into different subject headings and explains how they have been taken into account in preparing the brief. This process also considers the weighting of responses, by reference to the amount of times they were included on the feedback forms received. However, every response received is considered below, irrespective of how often it appears. The issuesraisedhavebeengroupedunderthekeyheadingsusedwithinthebrieftosetoutthedevelopmentprinciples,being Integration, Movement and Space and Heritage. Issue raisedResponse Integration: Impact of existing buildings on townscapeReferences to the perceived negative impact of certain buildings on site (principally the corner tower), on the character and appearance of the conservation area are noted within the brief. Accordingly, any proposals for the site should seek to enhance the character and appearance of the conservation area, in a manner which reflects the surrounding townscape values. Encourage a mix of residential (including student housing), commercial and cultural uses, but also consider the scale of certain uses (retail and student housing in particular). The development plan supports residential, commercial and cultural land uses in principle. Planning policy also seeks to control the scale of certain land uses (namely retail and student housing) in certain cases and this should be taken into account when assessing any proposals. Do not encourage any further student housingThe development plan supports purpose built student housing in principle, as it can relieve certain pressures that arise from the conversion and occupation of traditional tenement properties for student accommodation. Furthermore, the site offers a sustainable location for this land use, being adjacent to the Universitys central campus and on a key transport corridor between this and other colleges, such as Kings Buildings. This will however be considered alongside other issues such as existing residential amenity.Consider the impact of certain land uses on existing residential amenity (noise, daylighting, overlooking etc) The site is surrounded to the north, east and south by existing residential use and assessing the impact of any new land uses on amenity will be a key planning policy consideration, in accordance with the development plan The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk15 Issue raisedResponse and city council planning guidelines. Any new buildings should respect the existing townscape, in terms of height and massing The site is located within the South Side conservation area and the character appraisal provides an analysis and statement of its essential character. As such, any proposals will be expected to consider this essential character and the requirement to preserve, or enhance its character and appearance.Other material policy considerations will apply as required, such as the city councils skyline study, where it is noted for example, that the upper floors of the corner modern tower appears on certain key viewpoints across the city. Movement and space: Local car parking pressuresThe impact of any new land uses on car parking was a commonly raised issue and will require a creative solution to provision, given existing physical constraints on site, balanced with a potential desire to create new internal open space. As such, accessibility by a choice of means of transport should be promoted (to avoid over reliance on the private car) given the sites city centre location, but this should also be balanced with a proportionate approach to satisfying car parking requirements. Encourage bicycle useGiven the sites location within the city centre, alternative means of transport to the private car should be promoted in the first instance. Support the creation of new open spaceThe site is densely developed and is further covered by the listing of buildings. As such, the creation of new open space will require careful consideration and a proportionate approach to satisfying planning guidelines. The introduction of new land uses does however present an opportunity to create new outdoor spaces (public or private), that encourage activity and vitality for the immediate area. Improve permeability through the site and consider new routes (pedestrian and vehicular) Permeability through the site is quite limited and opportunities to enhance this should be considered. This could include creating new pedestrian routes (public or private) that link into new open spaces (public or private). Such routes should also consider the sites strategic location adjacent to the network of pedestrian/ bicycle routes through the Meadows and Bruntsfield Links. Increase the size of pavements surrounding the siteThe north west corner of the site in particular does not present a satisfactory relationship at street level with the surrounding townscape. Interaction with this busy nodal point is restricted and any proposals will be encouraged to The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk16 Issue raisedResponse improve this situation.Undercroft car parking should be promoted on siteUndercroft car parking can offer a more efficient use of land, but can also have a negative impact on development viability. This will be a matter for the planning application process, but the use of alternative means of transport should be encouraged, whilst taking a proportionate approach to meeting car parking requirements. Heritage: The corner tower has a negative impact on townscape and the conservation area Any proposals should have regard to the analysis and essential character of the conservation area, as set out in the South Side conservation area character appraisal. The emphasis will be on preserving, or enhancing the conservation area.The corner tower should be removedThe brief does not present formal proposals for the site, but instead seeks to convey development principles that should guide the preparation of any future proposals, whether this is for redevelopment, restoration or reuse. It will be for the applicant to make any case for the proposed redevelopment of existing buildings (which are listed) through the statutory consenting process however, the brief does include an assessment of the sites heritage significance and this should be used to inform this process.The corner tower should be retainedThe brief does not present formal proposals for the site, but instead seeks to convey development principles that should guide the preparation of any future proposals, whether this is for redevelopment, restoration or reuse. It will be for the applicant to make any case for the proposed redevelopment of existing buildings (which are listed) through the statutory consenting process however, the brief does include an assessment of the sites heritage significance and this should be used to inform this process. The corner tower should not be replaced with a building of similar height/ massing The impact of the site (as existing) on the character and appearance of the conservation area and skyline will need to be given careful consideration as part of the promoting any proposals for redevelopment. It is acknowledged that the corner tower occupies a prominent location within the site and an understanding of the sites historic evolution shows a previous tall building (church) at this point.The corner tower should be replaced with a new prominent building of careful design The impact of the site (as existing) on the character and appearance of the conservation area and skyline will need to be given careful consideration as The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk17 Issue raisedResponse part of the promoting any proposals for redevelopment. It is acknowledged that the corner tower occupies a prominent location within the site and an understanding of the sites historic evolution shows a previous tall building (church) at this point.

The University of EdinburghReport of Consultation Summerhall May 2011gva.co.uk18 5.CONCLUSION 5.1Theconsultationprocessthatwasundertakentoinformthebriefwasacomprehensiveprocessandmetanumberofthekey principlessetoutinnationalplanningguidance.Awiderangeofinterestedpartiesincludingover300neighbours,statutory consultees and local interest groups were made aware of the exhibition and their opportunity to provide comments that could feed into the development brief. 5.2Overall, there were 46 attendees at the exhibition including a good mix of local residents and stakeholder groups. The responses receivedhavehelpedguidethepreparationofadevelopmentbriefforthesite,inparticularthedevelopmentprinciplesand these should be a material consideration when considering any future proposals for the site. Report Appendix 1 University of Edinburgh Summerhall Place Exhibition STAKEHOLDERS P:\OFFICE\PLANNING\CURRENT J OBS\UNIVERSITY OF EDINBURGH Edin-Summerhall Place\Reports\Report of Consultation\Appendices\Appendix 1.doc NoNamePositionStakeholder Details & Address 1. Mr J ohn Bury City Development City of Edinburgh Council Waverley Court 4 East Market Street EDINBURGH EH8 UBG 2. Mr Stephen DicksonCity Development City of Edinburgh Council Waverley Court 4 East Market Street EDINBURGH EH8 UBG 3. Mr Alex Paterson Transport City of Edinburgh Council Waverley Court 4 East Market Street EDINBURGH EH8 UBG 4. Mr J ohn Lawson Archaeology City of Edinburgh Council Waverley Court 4 East Market Street EDINBURGH EH8 UBG 5.Mr Steven Robb Historic Scotland Longmore House Salisbury Place Edinburgh EH9 1SH 6. Mr Sean Caswell SEPA Pentland Court Saltire Centre Glenrothes KY6 2DA 7. Ms Caroline Clark Scottish Natural Heritage 46 Crossgate Cupar Fife KY15 5HS 8. Mr Diarmaid Lawlor Architecture & Design Scotland Bakehouse Close University of Edinburgh Summerhall Place Exhibition STAKEHOLDERS P:\OFFICE\PLANNING\CURRENT J OBS\UNIVERSITY OF EDINBURGH Edin-Summerhall Place\Reports\Report of Consultation\Appendices\Appendix 1.doc 146 Canongate Edinburgh EH8 8DD 9. AHSS The Hermitage 1 Panmure TerraceDundeeDD3 6HP 10. Scottish Water Castle House 6 Castle Drive Carnegie Campus Dunfermline KY11 8GG 11. Scottish Enterprise Apex House 99 Haymarket Terrace Edinburgh EH12 5HD 12. Heath and Safety Executive Belford House 59 Belford Road EDINBURGH EH4 3UE 13. Ms Petra Biberbach Planning Aid for Scotland 14. Ms Deborah Charleswoth Secretary Southside Community Council seccy@edinscc.org 15. Ms Susan Bruce South Neighbourhood Manager South Central Neighbourhood Partnership South Local Office 40 Captains Road EDINBURGH EH17 16. Ms Moira Tasker Director Cockburn Association Trunk's Close 55 High StreetUniversity of Edinburgh Summerhall Place Exhibition STAKEHOLDERS P:\OFFICE\PLANNING\CURRENT J OBS\UNIVERSITY OF EDINBURGH Edin-Summerhall Place\Reports\Report of Consultation\Appendices\Appendix 1.doc Edinburgh EH1 1SR 17. Hamish McKenzie Secretary Friends of the Meadows and Bruntsfield Links secretary@fombl.org.uk 18. RCAHMS J ohn Sinclair House16 Bernard Terrace EdinburghEH8 9NX 19. Adam Wilkinson Edinburgh World Heritage 5 Charlotte Square EDINBURGH EH2 4DR 20. Ms Sarah Boyack MSP Parliamentary Office Room M4.06Scottish ParliamentEdinburghEH99 1SP 21. Cllr Cameron Rose Conservative Party - Southside/Newington Ward City Chambers High Street Edinburgh EH1 1YJ22. Cllr Steven Burgess Scottish Green Party - Southside/Newington Ward City Chambers High Street Edinburgh EH1 1YJ23. Cllr Ian Perry Scottish Labour Party - Southside/Newington Ward City Chambers High Street Edinburgh EH1 1YJ24. Councillor Gordon Mackenzie Scottish Liberal Democrat - Southside/Newington Ward City Chambers University of Edinburgh Summerhall Place Exhibition STAKEHOLDERS P:\OFFICE\PLANNING\CURRENT J OBS\UNIVERSITY OF EDINBURGH Edin-Summerhall Place\Reports\Report of Consultation\Appendices\Appendix 1.doc High Street Edinburgh EH1 1YJ25. PC Ben Merrick Southside Community Beat Officer Lothian & Borders Police Divisional Headquarters 14 St. Leonards Street EDINBURGH EH8 9QW26. SPOKES (Cycle Group) St Martins Church 232 Dalry Road EDINBURGH EH11 2J G 27. Dr Alasdair McDonald Veterinary Biomedical SciencesRoyal (Dick) School of Veterinary MedicineThe University of Edinburgh Summerhall Edinburgh EH9 1QH 28. Mr Colin Warwick Veterinary Biomedical SciencesRoyal (Dick) School of Veterinary MedicineThe University of Edinburgh Summerhall Edinburgh EH9 1QH 29. Mr A Wright Chartered Architect & Heritage Consultant ANDREW PK WRIGHT 16 Moy House Court Forres IV36 2NZ 30.

Report Appendix 2 PUBLIC CONSULTATION EXHIBITION The University of Edinburgh is hosting a public consultation exhibition to guide future land uses at The Royal (Dick) School of Veterinary Studies, Summerhall on Tuesday 7th December 2010 from 1pm to 7pm and Wednesday 8th December from 2pm to 8pm Please feel welcome to visit anytime and complete a questionnaire with your views This exercise is being managed by GVA Grimley Ltd, Quayside House, 127 Fountainbridge, Edinburgh EH3, 9QG Tel: 0131 469 6007 EXHIBITION LOCATION EXHIBITION ENTRANCE

Report Appendix 3

Report Appendix 4

THE UNIVERSITY OF EDINBURGH SUMMERHALL, EDINBURGH CONSULTATION EVENT DECEMBER 2010 FEEDBACK QUESTIONNAIREThank you for taking the time to attend this consultation event, which will inform the preparation of a development brief for the Summerhall site.To help prepare the brief, we would therefore be pleased to receive your comments, in response to the questions below. In addition, there is space at the end of the questionnaire to make any other points. 1.In view of boards 1 to 5, are there any other facts about this site and its immediate surroundings that you would like us to record when preparing the brief? 2.In response to board 6, we are keen to record any views on the range of possible land uses that could exist at the site in the future?

3.Boards 7 to 13 present some possible development scenarios for the site and we are keen to record your views oneach,andindeedanyotheroptionsyouthinkweshouldconsiderwhenpreparingthedevelopmentbrief? Please do note that the options presented are purely illustrative, to help generate discussion. Option 1 Option 2 Option 3 Option 4 Option 5 Option 6 Possible replacement taller building 4.Please use this space to provide any other comments. Thankyoufortakingthetimetocompletethisquestionnaire.Wewouldliketoseewheredifferentcommentshave originatedfromandsoitwouldbehelpfultorecordatleastyourpostcodeinthespacebelow.Ifyouwouldliketo completethequestionnaireatalaterdate,alloftheconsultationmaterialcanbeviewedatwww.ed.ac.uk/schools-departments/estates-buildingsandwewouldappreciateyourcommentsbyFriday11thFebruary2011,eitherbypostto RobNewton,GVAGrimleyLtd,QuaysideHouse,127Fountainbridge,EdinburghEH39QG,oremail robert.newton@gvagrimley.co.uk Name: Address: Postcode:

Report Appendix 5 1. THE DICK VET RELOCATION AND CONTEXTHistorySince 1916 The Royal (Dick) School of Veterinary Studies has been located at the corner of Hope Park Terrace and Summerhall Place within the Edinburgh urban area, approximately 1.8kmto the south east of Princes Street.The School was founded by WilliamDick in 1823 and moved to the Summerhall site fromClyde Street in north Edinburgh. The continued development of the School in the 20th and early 21st Century and the rapidly changing learning, teaching and research activities prompted a review of the existing academic requirements, which concluded that the properties at Summerhall were no longer appropriate to deliver the curriculumand to ensure the Dick vet continued to thrive in the 21st century.The comprehensive review that was carried out identied a clear business need to co-locate the Dick Vet activities to Easter Bush, Midlothian, alongside the existing animal hospitals. 21st Century The New Dick VetThe decision to relocate the School was made in 2004 and the design project for the new school at Easter Bush has been unfolding over the past six years, with the decanting of the existing premises at Summerhall likely to take place before the end of Summer 2011, in order to allow all students and staff to relocate for commencement of the academic year 2011/12.The Summerhall Site FutureThe University of Edinburgh now wishes to progress with alternative use studies, planning proposals and market testing for the Summerhall site.Some initial market testing has taken place during 2009/2010 and various initial planning discussions have been held with the local planning authority (City of Edinburgh Council) and Historic Scotland.The priorities for the University are to look after the relocation to the new site and to maintain the existing buildings in a safe and secure condition, if they are to remain vacant for any length of time.However, the University has a duty of responsibility, in terms of capital receipt and ideally it is seeking alternative uses and redevelopment options for the site, and a freehold disposal within the next 18 months.The capital receipt gained fromthe disposal will provide a valuable source of funding for reinvestment within the Universitys estate.The Summerhall Site Development BriefThe Universitys estate managers have regular meetings with senior ofcials and Members of City of Edinburgh Council and this has established an agreed approach to the Summerhall site.With assistance fromGVA Grimley, planning and property disposal advisers, it has now been agreed with the local planning authority that a development brief will be prepared for this site in order to clarify the future for the site in planning terms, but also to assist the assessment of development options and marketing of the site, which will commence early 2011.The timeline below gives details of the preparation phases for the development brief.The Summerhall Site - Location and contextThe Summerhall site is located to the south east corner of The Meadows, bounded by Hope Park Terrace to the north and Summerhall Place to the west.Vehicular access is gained to the site fromSummerhall Square to the south.To the east are the tenements and mixed use properties on South Clerk Street.The plan and aerial photographs below indicate the site location.The surrounding locational context is very much of mixed uses, with ground oors punctuated with a variety of commercial frontages and a heavy density of mixed residential tenures, as well as other institutional uses.2. SUMMERHALL - PLANNING CONTEXTPlanning contextThe nalised Edinburgh City Local Plan was adopted in J anuary 2010 and provides an up-to-date land use policy framework, with approved proposals and policies for the whole city centre area, including the Summerhall site.The extracts here show the allocations for the local area, with the Summerhall site being dened within the Urban Area which is supportive in principle of a range of uses including housing, hotels, employment, leisure and controlled retail uses.The Summerhall site is also located within the South Side conservation area as set out further below.Redevelopment proposals will be required to address supplementary planning guidance produced by the City of Edinburgh Council.This may include policies for affordable housing, student housing, car parking, open space, urban design etc.Listed BuildingsThe plan to the right identies listed buildings within and surrounding the site, with brief details of the former set out below: The Royal (Dick) School of Veterinary Studies:College Building (1909-1916)Block D (1967-1971)Block B (1967-1971)Listing reference 2744Category B, listed 2002 Hope Park and Buccleuch Congregational Church, Hope Park TerraceListing reference 31ACategory B, listed 1977 Conservation AreaAlso relevant to the planning context is the fact that this site lies within the South Side Conservation Area.The character appraisal for this conservation area was approved by the City of Edinburgh Council Planning Committee on 8 August 2002.The purpose of a character appraisal is to dene the key elements that contribute to the special historic and architectural character of an area.It guides the local planning authority in making decisions and is a material consideration for planning applications.In this case, the South Side character appraisals states:The central position and historic nature of the south side make the areaextremely sensitive to the effects of high buildings and the overall height of the area should not be broken.The proximity of Arthurs Seat, Salisbury Crags and the Old Town Ridgeallow dramatic views and glimpses froma large number of points throughout the Conservation Area and the World Heritage Site.These views should be retained.It is of interest that the character appraisal identies the corner tower (block D) of the Royal (Dick) School of Veterinary Studies as an intrusive landmarkdespite this being Category B listed:One building that detracts fromthe area is the 1960s eight storey ribbed towerbelonging to the Royal (Dick) Vet College on the corner of Hope Park Terrace and Summerhall.This building breaks through the general height of the south side and forms an inappropriate punctuation at the east end of The Meadows. (City of Edinburgh Council adopted South Side Conservation Area Character Appraisal, page 41).The multi-storey block of the Royal Dick Vet College is a disrupting element tothe skyline.(City of Edinburgh Council adopted South Side Conservation Area Character Appraisal, page 41).The extract of the Conservation Area Character Appraisal is annexed herewith and it notes the landmark buildings and intrusive landmarks. The complete appraisal document can be downloaded at the following web address: www.edinburgh.gov.uk/downloads/le/1455/southside_conservation_area_character_appraisalSummerhall3. SUMMERHALL - MOVEMENT & SPACESMovement Key RoutesThe attached plan shows the key routes in South Edinburgh for vehicular, public transport, cycling and pedestrian movement.Summerhall connects to Buccleuch Street and Causeway Side as a main arterial fromthe south of the city centre out to the southern suburbs.As a result, the site is well served by vehicular and public transport and there are a number of pedestrian routes connecting the site with other key land uses, notably those across the meadows to other University buildings and the new Quartermile development beyond.Pedestrian movement through the site is limited, but the analysis below prompts some discussion on public and private spaces and connectivity through and around the site. The City of Edinburgh Council is also progressing environmental improvements to the Southside Corridor. The development brief for the Summerhall site is being prepared under some of the key principles in the Scottish Governments Guidance on Masterplanning (Planning Advice Note 83).This guidance suggests that new masterplans for sites which are now appropriate for redevelopment can be assessed under three key headings of movement, spaces and buildings.These three principles are followed in this consultation phase for the Summerhall development brief.Connecting the Site and Key Spaces As noted above, the site benets fromsome signicant vehicular and pedestrian routes on a north south and east west pattern, in the southern suburbs of Edinburgh.However, this consultation is keen to gather views on the ways in which this site can interact with the movement patterns in the locality.Different possible connections and spaces can be suggested, along with the attached Urban Analysis:Private spaces might be connected by private access through pendsand new gaps within the buildings which front Summerhall and Hope Park Terrace Semi-public spaces might be enjoyed by uses such as restaurants andhotels if the redevelopment was for mixed uses.More obvious movement around the site on the existing pavementsto Summerhall and Hope Park Terrace represent the main public thoroughfares how can these frontages be animated further in order to create greater interest for passing pedestrians? The existing Summerhall Square access fromthe south is an important feature of the current use of the building.Should this access be maintained for vehicular and parking access for future redevelopment?4. SUMMERHALL - BUILDINGSThis board presents an overall analysis of the external and internal characteristics of the buildings on the site.Below we have segregated the Summerhall site into different sub-sites for analysis and discussion.These buildings have been assessed by GVA Grimleys Planning and Development team as part of the forthcoming marketing exercise to seek a successful disposal of this important piece of real estate for the University.However, there is a critical inter-play between a successful disposal of the site and a preliminary exercise which produces a successful development brief for the site, based upon planning, heritage and other factors as explained in this exhibition.We have taken some useful soundings from some potential development interests who are active in Central Edinburgh and we continue to engage market interests, in order to illustrate a realistic mixed use masterplan for the longer term future of the site.At this stage, we are keen to inter-link potential interests from the market, with the views of local community groups, residents, agencies and other sources, in order to provide for the optimal development brief on the site.The analysis below provides a subsection of the site by different pockets and we are keen to invite views on the viability of different forms of development at the site.1. The Central Block Commanding architectural presence to Summerhall. Fine internal spaces, capable of conversion toalternative use.Also, some challenging internal spaces, for potentialreuse.Very limited car parking serving building to the rear. 2. The Northern Wing Awkwardly located southern arm, connecting HopePark Terrace frontage to the Central Block.5. The Southern Wing Awkward internal conguration, designed specically formedical teaching and research purposes.Limited building life expectancy. 4. The Corner TowerDominant corner building, punctuating some long andshort distance views.Awkward internal conguration, designed specically formedical teaching and research purposes6, 7 & 8. The Rear Mews Potential for selected conversion to alternative use. Poor state of repair 3. The Former Church Fine architectural presence to Hope Park Terrace 142356875. SUMMERHALL - HERITAGEHistoric SequenceIn terms of historic sequence of development from the mid-19th Century onwards, the ve inset historic maps are a useful analysis.Itcanbeseenthatabreweryoriginallyoccupiedpartofthesite (1854) and the northern boundary cuts through the site of the original Summerhall House.Two new churches can be seen on both the north west and the north east corners of the site on the 1877 map, by which time Summerhall House had been demolished and Hope Park Terrace had been constructed, forming the existing north boundary to the site.Summerhall Square to the south had also been created by this date. The brewery still exists at 1908 but has been demolished by 1932 to be replaced by the Dick Vet School, as well as some of the ancillary buildings to the rear. By 1947 the existing block behind the church at the north west corner had been constructed (angled to be accommodated behindthechurch),howeverthechurchwasdemolishedshortly afterwards and this part of the site was left vacant until 1967-71 when the existing seven storey tower building was constructed.This nal phase of building also saw the construction of the existing modernist four and seven storey blocks in the north west and south east corners of the site (also 1967-71).Corner Landmarks - Past and PresentThe University of Edinburgh has worked with GVA Grimley on planning and heritage policy issues, but for a close analysis of the historic development of this site, the buildings currently located on the site and the validity of their listed status (particularly the more recently listed structures), the services of an acknowledged heritage and listed building specialist have been recruited.Andrew PK Wright, a Chartered Architect and Heritage Consultant, is advising on the signicance of buildings within the site and a selection of images from his ongoing research is provided separately at the end of the exhibition, with a few examples below. We would welcome any views on heritage issues associated with the Summerhall site, which will feed into this research. Alongside the heritage assessment of the site, the University of Edinburgh continues to undertake detailed surveys of the existing buildings on the site in order to assess their suitability for future uses and whether they are t for purpose as existing, or requiring signicant refurbishment, repair and remediation, in terms of their existing condition.6. SUMMERHALL - POSSIBLE NEW USESIn this part of our exhibition, we are keen to reect on the knowledge which our planning, development and heritage team has gathered for this site in collaboration with the client group at the University and to seek the knowledge of local people, community groups and other interested agencies, in order to assist in the preparation of a development brief.As mentioned earlier, the development brief has been established in discussion with the local planning authority as the most appropriate way forward, to address the future of this site.The Development Plan (the Edinburgh City Local Plan) is favourable towards a mix of uses on this site and this has certainly been encouraged in recent discussions with planning policy ofcers of the local planning authority.Therefore, the presumption is to promote mixed uses for the redevelopment of this site and to assess market interest for different uses.It is possible that one dominant use would occupy the majority of the site.However, the development brief needs to be exible and should entertain various forms of development for different parts of the site.Reecting on the key themes of movement, spaces and buildings, we are keen, at this stage, to gather responses to potential building uses which could exist at this site in the future.The extract photographs below help to prompt a discussion on future uses and this exhibition is keen to record as many comments as possible on the exhibition questionnaire.ResidentialStudent AccommodationShopsLeisureHotelor others? Please tell us.7.7. SUMMERHALL - POSSIBLE DEVELOPMENT OPTION 1 8. SUMMERHALL - POSSIBLE DEVELOPMENT OPTION 29. SUMMERHALL - POSSIBLE DEVELOPMENT OPTION 310. SUMMERHALL - POSSIBLE DEVELOPMENT OPTION 411. SUMMERHALL - POSSIBLE DEVELOPMENT OPTION 512. SUMMERHALL - POSSIBLE DEVELOPMENT OPTION 613. SUMMERHALL - POSSIBLE TOWER OPTIONS 14. YOUR VIEWSWe would welcome any spontaneous comments to be added to this sheet and additional sheets can be provided for further comments.In addition, or alternatively, we would be grateful if could complete the exhibition questionnaire and enter this in the comments box at the exit door before you leave, or complete it online at www.ed.ac.uk/schools-departments/estates-buildings We are most grateful for the support given to this exhibition and for the time taken by visitors to assess the information presented.We would be pleased to receive your comments on how this exhibition has been managed, but more importantly your comments on the future of this important central site in Edinburgh.This exhibition will be made available at the University of Edinburghs shop at Potterrow into J anuary 2011 and the material presented here will continue to be available on the University website as noted above. What next?As set out on board 1, this consultation exercise will be used, together with other specialist inputs, to prepare a Summerhall development brief. The brief will help clarify the future for the site in planning terms, but also assist the assessment of possible development options and future marketing of the site. We therefore welcome your views at this time.you can write comments in the space below:-

Report Appendix II gva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)All Blocks External ElevationsnHighnSignificant nModeratenSome significancenLittle, or no significanceABDCEFFB.Z21B.Z24B.Z01B.1B.2 B.4B.Z10 B.Z18 B.Z11B.15B.Z07B.13B.Z23B.Z22B.Z08B.Z05B.Z09B.Z19B.Z02B.Z06B.Z04B.Z12B.Z20B.12B.Z13B.Z16B.11B.Z03 B.Z15B.10B.Z14B.16B.Z17B.8B.9B.Z11AB.Z11Bgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block A Internal BasementnHighnSignificant nModeratenSome significancenLittle, or no significanceA01M.340A01M.Z0101M.Z0201M.50001M.50301M.502 01M.50101M.51001M.51101M.Z0701M.Z06A01M.Z0301M.Z0601M.51501M.52401M.521 01M.52201M.Z08 01M.51701M.Z0401M.52301M.525 01M.52701M.Z0501M.526 01M.52801M.51601M.53001M.Z01A01M.Z0901M.Z1001M.Z05A01M.Z07AnHighnSignificant nModeratenSome significancenLittle, or no significanceAgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block A Internal Mezzaninegva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block A Internal Second floor2.6362.Z92.6242.6232.6222.6272.Z62.6112.6102.6082.Z12.Z22.Z32.6372.6072.Z112.6062.Z102.6052.Z122.531B2.531A2.5302.6022.6042.6032.Z601 2.Z52.6302.6312.6322.Z42.6332.6342.Z72.Z82.636AnHighnSignificant nModeratenSome significancenLittle, or no significanceAgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block B Internal All floorsnHighnSignificant nModeratenSome significancenLittle, or no significanceBgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Blocks A, C & F Internal Ground floornHighnSignificant nModeratenSome significancenLittle, or no significanceACFFgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Blocks A, C & F Internal First floor1.1361.Z51.Z35 1.Z121.354A1.362B1.Z111.354B1.354C 1.362C1.362A1.3631.Z131.350D1.350C1.3521.350A1.Z101.350B1.3401.Z91.Z141.351B 1.Z151.351A1.349B1.Z181.Z171.Z161.349A1.3491.3471.1551.1571.1561.3141.3101.3081.3201.3181.Z31.3261.Z41.3291.Z21.3071.3041.3021.3061.Z11.3011.Z3011.Z281.1501.1521.1541.Z271.1531.Z251.Z231.Z81.Z71.Z61.3431.2021.2011.2041.2061.2101.Z221.2031.2051.2081.2121.2141.Z241.2091.2111.213 1.2151.2161.2181.Z261.217 1.2191.221 1.2231.1331.1321.Z301.1311.Z311.1301.Z291.Z341.1341.1351.Z321.Z201.3641.Z191.3671.3691.361 1.3711.3731.375A 1.3751.377B1.377A1.3771.Z211.3701.3741.3761.2201.2251.1371.Z331.138 1.139 1.131A1.Z3201.201A 1.202A1.Z26A1.Z10A1.Z10B1.Z29A1.Z361.151nHighnSignificant nModeratenSome significancenLittle, or no significanceACFFgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block D Internal All floorsnHighnSignificant nModeratenSome significancenLittle, or no significanceDgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block E Internal BasementB.Z6B.2B.3B.4B.Z5B.7B.Z1B.Z2B.Z4B.1B.Z3B.2AB.Z9B.Z3AB.Z7B.Z8nHighnSignificant nModeratenSome significancenLittle, or no significanceEG.6G.2 G.3 G.4G.5G.Z1G.Z2G.Z3G.Z4G.Z5G.Z5AG.Z4AnHighnSignificant nModeratenSome significancenLittle, or no significanceEgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block E Internal Ground floorgva.co.ukUniversity of Edinburgh Summerhall PlaceHeritage Analysis Categories of Significance (Draft)Block E Internal First floor1.011.021.03 1.041.101.091.081.07 1.061.051.Z31.Z21.Z1nHighnSignificant nModeratenSome significancenLittle, or no significanceE

Report Appendix III

University of Edinburgh: site at Summerhall Heritage report 30 Right: the anatomy lecture theatre is the last surviving example of its type among veterinary colleges in the United Kingdom, and is of considerable historical as well as architectural significance Above: well detailed staircase surviving within Block E Below: glazed roof and lantern above the former post mortem room 4Notes on the significance of the site 4.1Preamble The notes in this section should be read in conjunction with the coloured diagrams prepared by GVA showing the hierarchical significance of the exteriors of the buildings of the complex at Summerhall, and of the principal internal spaces. These diagrams are reproduced in Appendix 6.2. Their purpose is to give general guidance, and to identify spaces where redevelopment may be possible within an overall framework for the site. It should be noted that the archival research and evaluation of the individual buildings on the site has been limited for the purposes of the present exercise, sufficient only to give an overview. It is anticipated that development proposals for the site, in accordance with any proposed functional uses that have been determined, will require to be informed by the preparation of a conservation statement, or a full conservation plan. This refined level of understanding would be deemed appropriate before discussions are advanced with the City of Edinburgh Council and with Historic Scotland prior to submitting proposals for planning permission and conservation area consent, particularly if, as might be anticipated, these proposals will involve adaptation of the principal spaces and the demolition of any of the structures on the site. Categories are intended to convey levels of relative significance, and at this stage they should not be equated directly to categories of special interest which exist already for historic buildings (SHEP July 2009, Note 2.19, p58). While information presented in this visual format provides an aid to understanding, it should be borne in mind that the categories, without the supporting Statements of Significance and

University of Edinburgh: site at Summerhall Heritage report 31 Upper: first floor corridor within the main teaching block Lower: spiral stair leading to the gallery within the dissecting room Below: relic of the past within the former Board Room Conservation Policies set out in a co