Oberlanders LLP Sugarhouse Design Statement

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Sugarhouse Close, Edinburgh, EH8 8DD

DESIGN STATEMENTMarch 20�0

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Oberlanders Architects LLP�6 Melville Street Edinburgh EH7 3NS 0�3� 2259070

www.oberlanders.co.uk

Sugarhouse Close - Job no.�628 2

DESIGN STATEMENT

In support of the application for full planning permission at Sugarhouse Close, Edinburgh EH8 8DD, �60 Canongate/4�, 49, 53 Holyrood Road.

Copyright © Oberlanders Architects LLP, 20�0.

All rights described in chapter IV of the Copyright, Designs and Patent Act �988 have generally been asserted.

Edited by Andrew Wilmot.Designed and published by Valentin Hunzinger.

CONTENTS

Project Details

Section � - Site appraisal

Section 2 - Historic analysis

Section 3 - Development opportunities

Section 4 - Development proposals

Section 5 - Transport and access

Section 6 - Sustainability appraisal

Section 7 - Materials

Section 8 - Accomodation

Appendix � - The drawings

Appendix 2 - Built Heritage

Appendix 3 - Pre-application Consultation Report

pg.5

pg.7

pg.��

pg.23

pg.35

pg.7�

pg.73

pg.75

pg.77

pg.79

pg.�05

pg.�25


The site viewed from Salisbury Craggs, Arthurs Seat.


Project Details

Proposed Redevelopment of Redundant Brewery buildings and site to create a Mixed Use development comprising Fully Managed Student Accommodation functioning as ApartHotel / Hotel accommodation during non core term time, with associated reception/atrium/admin and support facilities, plus 5 residential dwellings.

The proposal seeks to retain, reuse and enhance all remaining buildings of note.

The proposed development comprises a varying mix of accommodation types designed to serve both student and Hotel / ApartHotel demand.The design proposal creates flexible and therefore sustainable (long life, loose fit) accommodation of a high standard, able to accommodate the changing future cycles of academic and vacation calenders.

The development site lies in the historic centre of Edinburgh’s Old Town, and the development strategy proposes reuse of all existing Listed buildings on site where possible. The historic context and city grain informs the development strategy, building heights, scale and massing.

Site area: � ACRE

Client: Watkin Jones & Sons Limited Architect: Oberlanders Architects LLP Engineer: Capita Symonds QS: Watkin Jones


Aerial map showing site boundary

SECTION 1Site appraisal

7

Sugarhouse Close entrance from Canongate

Boundary to Bakehouse Close

Boundary to Hammermens Entry

Holyrood Road montage

Boundary to Moray House

The proposed development site is an approximately rectangular plot of one acre, running from Sugarhouse Close, off the Canongate, southwards to Holyrood Road. The site is bounded by the shared courtyard of Sugarhouse Close to the north, the University of Edinburgh Moray House teaching campus to the west, Holyrood Road to the south and Bakehouse Close and Hammerman’s Entry to the East.

The site was last used as an experimental brewing laboratory and test facility. Brewing on the site dates back to around �868 with the founding of The Commercial Brewery, run by Morison and Thomson until �877 when it was taken over by J&J Morison. In �946 it was taken over by Scottish Brewers Ltd, Edinburgh and ceased to brew shortly afterwards. Before the brewery, between 1752 and 1824, Sugar Refining was carried out on land to the north of the site, at the rear of the Canongate, subsequently giving its name to Sugarhouse Close, so called after the sugar refinery to which it led.

Holyrood Road

Canongate

Moray House

Hammermen’s Entry


The Brewhouse

The Maltbarn

SECTION 1Site appraisal

9Hammermen’s Entry viewed from Bakehouse Close

The Brewhouse

Hammermen’s Entry

The topography of the site is notable for being split into two distinct halves, north and south, with the northern half sitting around 7 metres higher than the south. This change in level occurs in a single step across the site, held by a retaining wall forming the lower storeys of 4 storey brewhouses, which consequently present 4 storeys to the south and only 2 storeys to the north. Outwith the site, a series of external steps manage this change in level from the original Bakehouse Close at the north, down to the recently created Hammermen’s Entry at the south.

Sugarhouse Close - Job no.�628 �0

The Maltbarn

SECTION 2Historic analysis

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Listed BuildingsThe development site contains a group of buildings Listed by Historic Scotland as Category C(S) under the title:

�60 Canongate and Sugarhouse Close, former Holyrood Brewery including Malt Barns, Kilns, Brewhouse, Offices and Boundary Wall.

The listing follows, together with illustrations identifying those building noted.

Appendix 2 (pg.105) details further Listings of relevant adjacent sites.

EDINBURGH, CITY OF COUNCIL Information Supplementary to the Statutory List(This information has no legal significance) EDINBURGH BURGH STATUTORY LISTHB Number 29091 Item Number: 114 H3 160 CANONGATE AND SUGARHOUSE CLOSE, FORMER HOLYROOD BREWERY INCLUDING MALT BARN, KILNS, BREWHOUSE, OFFICES AND BOUNDARY WALL Group with Items: Map sheet: NT27SE Category: C(S) Group Category: Date of Listing 28-MAR-1988 Description:1868, possibly incorporating some earlier fabric (see Notes). Group of former brewery buildings on large site situated between Holyrood Road and Sugarhouse Close, off Canongate. Currently disused (2007). Squared rubble with tooled ashlar margins; painted rubble with contrasting painted margins to buildings at Sugarhouse Close.Predominantly 12-pane timber sash and case windows on office buildings. Graded grey slates.MALTBARN: (NT 26464 73676) tall, rectangular-plan, multi-bay, 3-storey former barn with regular, small rectangular openings to E and W elevations (currently infilled, 2007). Wide, shallow-pitch gable facing S (Holyrood Road). Raised cills and skews.INTERIOR: (seen 2007). Altered.KILNS: (NT 26448 73686) adjoin to N of Maltbarn. Pair of single-story, piended- roof ranges, that to S with large apex timber ventilator. BREWHOUSES: (NT 26460 73694) adjoining kilns to E. Pair of gabled former brewhouses. Boarded timber doors to S.To E: 4-storey with ridge ventilators. Interior with timber floors, some flanged iron columns. Some internal machinery, including metal hopper and some pulley equipment.Building to W, comprehensively altered to form offices. SUGARHOUSE CLOSE: (NT 26414 73743) 3-storey, L-plan former flats. External stair leads to 4-panel timber entrance door with fanlight above at 1st storey. Boarded timber entrance doors to Sugarhouse Close. Cast-iron rain water goods. INTERIOR: (seen 2007). Some 6-panel timber doors and simple cornicing.OFFICE BUILDING: (NT 26433 73751). 2-storey former office building with single storey store adjoining to S. Raised skews. Interior (seen 2007) comprehensively altered.BOUNDARY WALL: to N, S and W. Rubble with flat coping. To N, flat entrance arch from Sugarhouse Close. Further entrance opening to S.References:2nd Edition Ordnance Survey Map, (1876-7). Scottish Brewing Archive at www.archives.gla.ac.uk/sba/sbacolls/jjm (accessed 20-11-07) Notes:This is one of the few remaining brewery sites in Edinburgh. The buildings, together with the boundary wall and entrance archway from Sugarhouse Close, form an impressive group. Situated in what was once the heartland of the brewing industry in the city, Holyrood Brewery is an important reminder of the area’s industrial past. The essential components of a brewery have been retained, including the kilns, maltbarn, brewhouses and offices and they form a distinctive feature in the streetscape of the area. The brewhouse in particular is notable for the machinery that still exists within the building. Beer was an important drink for many of Edinburgh’s residents in the 19th century as clean drinking water was not available.The brewery was built in 1868 on the site of a former sugar refinery and it is possible that some of the buildings here incorporate fabric from the earlier refinery. The Commercial Brewery was founded in 1868 and was run by Morison & Thomson until 1877 when it was taken over by J & J Morison. In 1946 it was taken over by Scottish Brewers Ltd, Edinburgh and ceased to brew shortly afterwards. .Formally listed as ‘HOLYROOD ROAD, HOLYROOD BREWERY MALT BARN, KILNS AND BREWHOUSE (FORMERLY MORISON’S AND THOMSON’S BREWERY’. List description revised as part of Edinburgh Holyrood Ward resurvey 2007-08. Category changed from B to C(S).


Tenement and view South from entrance gate off Canongate

View North to Sugarhouse Close tenement

Brewhouses viewed from Sugarhouse Close

Interiors of brewhouses

Service yard accessed from Holyrood Road


�3

Items mentioned in listingto be retained / refurbished

Tenement

Brewhouses

Maltbarn Kilns

Offices

Boundary wall

Sections to be removed



�5

Narrative site development through historical mapsThe following narrative describes the sequential development of built form on the development plot and adjacent land.


�848 - �872 The southern half of the site is undeveloped. A number of walls subdivide the land, with a clear route defined from an access gate on Holyrood Road leading up through the site to Sugarhouse Close. The Eastern flank is bounded by large industrial buildings, built tight to the site boundary, the specific use not determined, though the nearest annotation states Holyrood Flint Glass Works. The Western boundary adjoins the rear garden grounds of Moray House, with the rear of the Moray House Summerhouse tight to the site boundary.

The northern half of the site has a number of buildings, one of which remains; the three storey tenement marking the North West corner of the site. Immediately adjacent this tenement an access route squeezes from Sugarhouse Close between another unidentified building into an area containing Cisterns and a Weighing Machine. A number of industrial scale buildings are indicated on plan, none of which remain, all of which precede the Brewing industry and are presumed to be remnants of the Sugar Refining industry recorded to have been in operation from �752 to beyond �824.

The general character of the surrounding area is open garden ground to the west, with Bakehouse Close on the east leading to large scale fingers of industrial buildings running North South, generally following the grain of the �2th Century tofts running down from the spine of Canongate.

Moray House Summerhouse

Moray House

Holyrood Road

Canongate

Holyrood Flint Glass Works

Historic map, �848 - �872


�7

�870 - �877 The southern half of the site is by now full of industrial scale buildings annotated ‘Brewery’, together with two new four storey tenements, the Clermiston Buildings, fronting Holyrood Road. These tenements sit either side of a relocated access which is now in the centre of the Holyrood Road frontage, splitting the built form into two linear developments either side of a central yard area.

The eastern boundary of the site is now fully built upon, with ‘back to back’ industrial buildings within the site abutting the adjacent Holyrood Brewery. The Moray House garden on the western boundary has been subdivided, with the Moray Free Church now built on the garden grounds with an adjacent Sunday School abutting one of the Holyrood Road tenements. The buildings indicated are presumed to include some of those remaining on site today; the maltbarn, one kiln and two brewhouses.

The northern half of the site is shown slightly reconfigured but the majority of the land remains largely undeveloped at this time. A narrow strip of buildings fully line the eastern boundary. The western boundary is defined by buildings outwith the site on land previously the grounds of Moray House, now annotated ‘Free Church Normal School’. Access into the site from Sugarhouse Close is now further east than previously, with a building abutting the existing tenement. �54 – �66 Canongate has been rebuilt (around 1860) as an integrated commercial and residential tenement with an elaborate Oriel Window configuration on Canongate announcing the pend to Sugarhouse Close.

Holyrood Road

Canongate



�892 - �894

The southern half of the site remains unchanged.

The northern half now has further buildings along the eastern boundary, back to back with the Free Church Normal School.

The overall form of development on the site is now an ‘H’ plan of buildings, inward looking onto two courtyard areas, one North at high level, one South at a lower level.

Holyrood Road

Canongate




�9

�9�4

On adjacent land, the ‘large and striking’ Moray House Paterson’s Land teacher training building, in the Classical Edinburgh tradition, is built fronting Holyrood Road on the site of the former Free Church.

Holyrood Road

Canongate

Historic map, �9�4


�950 -�960

Various minor reconfigurations to the buildings existing on site. Commercial brewing has now ceased.

�970 - �980

The tenements fronting Holyrood Road are demolished and their plots subsequently used as a forecourt, parking and uncovered yard area.

Holyrood Road

Canongate


Historic map, �970


2�

�980

A new laboratory building for experimental brewing is built in the centre of the northern half of the site. The L shaped plan incorporates in part the existing (unlisted) stone building flanking Bakehouse Close and adjoins the eastern most Brewhouse. The built form of the new laboratory building runs East West, perpendicular to the previously dominant North South linear grain of buildings and plots.

Holyrood Road

Canongate

Historic map, �980


�990 to present

The Holyrood Masterplan reconfigures buildings to the East. The eastern boundary of the site undergoes a fundamental change. Previously defined by ‘back to back’ industrial buildings, the boundary is now exposed and becomes a frontage to a newly created street, Hammermen’s Entry.

New buildings are constructed to address this new street on the Eastern side only. On the West, a continuous stone wall is constructed to contain the site and reconcile existing Brewery buildings and site level changes.

Holyrood Road generally is redeveloped and regenerated.

Hammermen’s Entry Holyrood Road

SECTION 3Existing buildings

23

Existing Buildings and ContextDevelopment Issues and Opportunities


Site entrance from Holyrood Road

The MaltbarnThe Brewhouse


25

The Listed buildings remaining on site are robust, industrial, working buildings that have been subject to change and reconfiguration over time. This is part of their defining character and charm, constantly evolving and changing as use demanded.

Illustrated adjacent are:

The boundary wall to the south, fronting Holyrood Road, formed from the reconfigured and blocked up ground floor walls of the Chalmers Building tenements

Morison’s brewhouse, disused for over half a century. External windows blocked up and Laboratory extension grafted onto NE corner. The internal spaces are configured with timber gantries, platforms and ladders not safe or suitable for current access.

Central Brewhouse fully reconfigured internally as cellular office accommodation. External character remains.

Maltbarn (on far right of picture) and storage yards, with roofs reconfigured and accommodation storeys removed.


Maltbarn – The walls remain, though the original windows are blocked up. These windows sit directly on the boundary overlooking University of Edinburgh accommodation adjacent.

The Structural integrity of the original building was removed in the �970’s with the structural rebuilding of an internal concrete frame and roof.

The single storey summerhouse once in the garden grounds of Moray House is noted in the Listing, Appendix �.

Kilns – two noted in listings, one remains, the other has been cropped, truncated and harled. The space within has been bricked up and remains inaccessible.

Tenement – continued use as residential accommodation and offices, reconfigured internally.

Offices – continued use as offices, then including tasting rooms, subject to internal reconfigurations.


27

The development site is accessible from Canongate through a single storey pend between the commercial and residential tenement �54 – �66 Canongate constructed around �860;

‘Mid �9th Century 3-storey 7-bay, symmetrical commercial and residential tenement with voussoired pend and 2-storey corniced oriel window and crow stepped attic gable with star finial to central bay.’

Pend from Canongate into Sugarhouse Close


Proposed redevelopment calls for creative reuse and reconfiguration, in the spirit of adjacent successful development on adjacent Holyrood Masterplans

Specific Opportunities:

New Frontage to Holyrood Road, taking it scale and proportion from the precedent of recent developments along Holyrood Road.

A building on Hammermen’s Entry to appropriately animate and address this recently created street, in preference to the (recently constructed) boundary wall, relentlessly blank. At present the street is one sided and lifeless. Development should follow the precedent of building to a scale similar to those created to the east. Contextual 5/6/7 storey, though stepping to maintain views to the Brewhouse roofscape.

The Laboratory / Office building at the head of Hammermen’s Entry is not listed or noted of architectural interest. Its form and massing, dominating the view from the South and articulating the topography of the site should not be lost. Propose creative reuse or new building with a scale form and massing that echoes the existing.

SECTION 3Development opportunities

29

The frontage to Bakehouse Close to be enhanced with reconfigured building or new build, with possible open or pended access thorough to Sugarhouse Close (Public or Private to be determined)

The Maltbarn – remove new roof and structure, retain boundary wall with blocked up windows opened. Reconfigure internally with windows opening directly onto boundary to Moray House and reconfigure roofscape or selective retention of boundary wall only and greater reconfiguration and removals to allow new build addressing privacy issues.


Creative reuse of the central range of Listed Buildings (Kiln and two Brewhouses) opening the windows that are currently blocked, continuing the reconfiguration of the internal layouts while maintaining and enhancing the external elevations and character. Height and roofscape of existing Morison Brewhouse to remain dominant.

Laboratory (1970’s) removed. This area reconfigured either as a sequence of inner courtyards or as a linear courtyard leading from Sugarhouse Close to the Brewhouses. Development should perhaps recreate the inward looking historic context with a central courtyard lined either side with buildings that would also help to mask the intrusive rear gables of Moray House, creating a Close appropriately scaled and enclosed in keeping with the adjacent precedent.

Office and Tenement creatively reused and reinstated once again as residential accommodation and/or offices.


3�

The interior spaces are generally reconfigured and in disrepair.

Images from top:

Kiln and brewhouse

Tenement

Courtyard adjacent maltbarn


The proposed development plot sits within a context of successful recent regeneration. Proposals should continue this precedent, creating a genuine sense of place with character, scale and sense of enclosure.

Development should integrate the remnants of the Brewing Industry of note in creative reconfiguration and reuse in the original spirit of robust adaptable building.


33

Density and enclosureReconfiguring existing structures with additive, industrial components

Creative reuse of industrial structures, maintaining the spirit of robust working buildings adaptive to reconfiguration

Contemporary interpretations of traditional forms

Inspiration and Precedents


SECTION 4Development proposals

35

Site wide development strategy Executive summary

Retain and refurbish Gateway, Office and Tenement adjacent Sugarhouse Close.

‘Intensify’ the experience of the subsequent Close, with development of a contextual scale, to the West, with the benefit of concealing the gables of Moray House. Thereby reinstating the historical precedent of a linear ‘close’ running from the gate to the brewhouses and opening up the currently un-seen vista through removal of the �980’s Laboratory building.

Integrated permeability/connectivity from Bakehouse Close to Sugarhouse Close with access through a new pend cut into the brick infills to the lowest floor of the laboratory building facing onto Bakehouse Close.

Retain existing envelope of two Brewhouses reconfigured internally to provide habitable accommodation.

Proposed new building to address Holyrood Road and the return along the recently created Hammermen’s Entry.

Strategy for development based upon a Courtyard solution for the southern half of the site; retention and creative re-use of the Maltbarn, including removal of non original roof and structure, insertion of new floors and walls following the original window distribution (windows currently blocked up re-opened) New roofscape added (similar to adjacent precedent).

Secondary entrance to courtyard taken form Hammermen’s entry to animated street and reveal existing buildings.


Existing


37

The CloseDevelopment strategy for the Northern part of the site,between Canongate and the brewhouses.

Proposed


Existing


39

Vista from the Royal Mile

The proposals potentially open a long view from the Canongate, through Sugarhouse Close, past the retained and refurbished brewhouses and on to Salisbury Craigs.

The central laboratory building, running perpendicular to the historic urban grain, is removed.

Proposed


Existing


4�

Processional Route to the Brewhouses

A sequential range of buildings with a stepped massing creates a processional route, continuing the pend towards the brewhouses.

Scale and massing continues the historic precedent and context of closes leading north – south from the Canongate spine.

Proposed


Existing


43

Deflection and Anticipation

The route leads through the close towards the brewhouses, where the possibility of further movement, onwards to Bakehouse Close, is suggested.

Scale, massing and articulation create a sense of enclosure, juxtaposing roofscape and sky.

Proposed


Existing


45

Return vista to Sugarhouse Close

A new linear public realm reaches from the Brewhouses and the Bakehouse Close connection, back to Sugarhouse Close and the pend to the Royal Mile.

Buildings are positioned and scaled to mask the existing and unsightly gables of the more recent Moray House additions and create an appropriate and contextual sense of enclosure

Proposed


Existing


47

The CourtyardDevelopment Strategy for the southern part of the site, between holyrood road and the brewhouses.

Proposed


Existing


49

Proposed

Holyrood Road Vista eastwards

Moray House remains the dominant element in the streetscape. The proposed buildings re-instate the lost tenement footprints of the Clermiston Buildings.Building heights respond to the existing context.


Existing


5�

Holyrood Road Vista westwards

The elevations echo the massing of the adjacent student residence.The (closest) gable is given a sloping roof form, when paired with the gable opposite Hammermen’s Entry signalling the through route between.

The gable adjacent Moray House responds to the robust pediment with a more rectangular, robust form, again echoing the adjacent context.

At ground level the splayed walls create a welcoming entrance space.

Proposed


Existing


53

Holyrood Road transition to Hammermen’s Entry

The recently built boundary wall is reconfigured with openings and access.Contemporary buildings lead to the historic core of the site, with existing buildings reconfigured and refurbished.

Proposed


Existing


55

Hammermen’s Entry

The existing Brewhouse remains dominant in roofscape and massing.An entrance to the Courtyard animates and enlivens the streetscape. New buildings create an appropriate sense of enclosure and streetscape.

The existing building at the head Hammerman’s Entry (not mentioned in the Listing) remains, refurbished, as the focal point terminating the street.

Proposed


Existing


57

Hammermen’s Entry

Existing buildings are reconfigured and rejuvenated. Life is brought to the street.

A single contemporary building rises to address Holyrood Road and reach towards the Craigs.

Windows are orientated to avoid overlooking and maintain privacy distances, creating also a distinctive industrial aesthetic.

Proposed


Existing


59

Within the Courtyard at Hammermen’s Entry

The courtyard entrance scenario begins in the public realm nestled off Holyrood Road. A view though the glazed atrium and café area, through the historic courtyard, rises up to the face of the Listed Brewhouses above.The public realm provides temporary respite from the bustle of the City and Holyrood Road before entering the development though the Gatehouse building. The subsequent glazed atrium links together gatehouse, maltbarm and new linear Wing, leading on to the enclosed focal courtyard. The courtyard is bound by the historic stone of the malbarn and brewhouses in juxtaposition with contemporary metal and glass cladding.

Proposed


Existing


61

Within the Courtyard at Hammermen’s Entry

Windows to the maltbarn (left) are re-instated, the courtyard enlarged, the character of the existing fabric enhanced

Proposed


Existing


63

The Maltbarn

The proposals seek to re-open the existing windows to the Maltbarn (currently blocked-up). Windows on the western flank lie directly on the boundary of the Listed Moray House development.

The recent industrial roofing is to be removed and the roofscape reconfigured to juxtapose old and new.

Proposed


Existing


65

Bakehouse Close

The distant view to the Craigs is retained, the new building on Hammermand Esntry concealing in part buildings of Dumbiedykes.

Proposed


Existing


67

Bakehouse Close

The new pend from Bakehouse to Sugarhouse Close is introduced in a strategic location, successfully integrating issues of landownership, cityscape and vista.

Proposed

Sugarhouse Close - Job no.�628 68Sugarhouse Close - Sugarhouse Close - Job no.�628 68


69

View from Arthurs Seat

Aerial view

Distant viewsLong views from Arthur’s Seat and Salisbury Craigs have been studied to ensure the proposed scale and massing maintains distant views to the existing range of Brewhouses and tenement. The linear form of development running down from the higher spine of Canongate is echoed in the building form, with close and courtyard made evident.The roofscape is varied and animated, always subservient to the Canongate ridge, formed from traditional natural slate and contemporary metal.


SECTION 5Transport and access

7�

Transport and accessTo enhance the ‘path-finding’ character of the Old Town the proposal includes a number of new routes through the site, through new pends created at Bakehouse Close and Hammermen’s Entry.

The proposal is for a Car Free Development. The City Centre site is well served by Public Transport, with bus stops close by on both Holyrood Road and Canongate.Waverley Station is a short walk away. The development site is well located for access to local shops and the broader city centre retail areas.

The development site lies immediately adjacent the existing University teaching and residential accommodation. University sites at Moray House, the Pleasance and the central Old College and George Square developments all lie within easy walking distance.

Extensive secure cycle parking will be provided within the existing basement storage areas of the redundant brewhouses and within secure lockups within the Close. Further cycle hoops will be provided at street level within the public realm at the entrances from Sugarhouse Close and Holyrood Road. Staff shower facilities will be provided within the ground floor gatehouse building fronting Holyrood Road, adjacent the main entrance / reception.

A nominal 3 or 4 private car parking spaces for staff and maintenance will be accommodated within the public realm accessed from Sugarhouse Close, all as existing.

Waste collection will be dealt with under a commercial management regime, with primary uplift from Holyrood Road and Hammermen’s Entry plus additional uplift from Sugarhouse Close, again, utilising access and site service strategies as existing.

The proposals are designed to fully comply with the current Building Standards for accessibility.

All accessible entrances are to have level access.

Accomodation is configured internally to meet DDA requirements.


SECTION 6Sustainability appraisal

73

SustainabilityThis part of the document demonstrates how the proposed development addresses the Edinburgh Standards for Sustainable Building, following the six broad principles laid out in the standards.

Principle � - Quality in Layout, Building and LandscapingThe redevelopment of the brownfield site will transform existing industrial brewery space to a residential landscape with courtyards and a public close. The proposal addresses and enhances the context within which it is located, through: �: Reuse and improvement of existing stone building fabric, conserving resources. 2: Enhancing the special ‘way-finding’ character of the Old Town by encouraging pedestrian exploration through the site.3: Increasing the sites bio-diversity and amenity with new planted landscaping within the proposed courtyard and close.4: Demolition of the 1970’s / 80’s laboratory (to elongate the Sugarhouse Close) creating new views through the site, highlighting previously hidden historic stone facades of the brewery.

Principle 2 - Inclusive, Healthy and Safe EnvironmentsThe design provides outdoor amenity spaces and prioritises pedestrians and cyclists as a car free development. Generous bike storage is provided within the underground basement spaces of the brewery for the residents use. Recycling facilities will be provided within the design.The habitable spaces created will be designed to be accessible to all.Use of underground rainwater tanks will be explored to harvest rainwater for toilet flushing and irrigation.‘Informal surveillance’ provided through the design of the close and courtyard enables building users to feel secure, helps avoid anti-social behaviour and enables social interaction.

Principle 3 – Reduce Climate Change Impacts and Increase Renewable Energy GenerationUse of insulation above and beyond the requirements of the regulations will be considered in order to increase the buildings thermal efficiency, resulting in reduced heating requirements achieving the improvement in the BER above the 2007 Building Regulations, as required by the standards. Use of solar water heaters with flat plate collectors (reducing CO2 emissions further) will be investigated to allow compliance with SPP6 requiring 10% of onsite energy demand to be met by renewables.

Principle 4 – Encourage use of sustainable resources and materialsLocally sourced materials are to be used wherever possible. Reference will be made to the ‘Green Guide to Specification’ when selecting materials to ensure optimal performance through life cycle assessment. Including:Super insulation: Up to 300 mm of Rockwool mineral insulation throughout the envelope aimed towards achieving U-values of between 0.� and 0.2.High performance timber / aluminium windows, ensuring long life and low maintenance, without the use of any uPVC which poses substantial environmental and human health hazards.Non-Toxic Paints and Finishes.AAA rated Energy Efficient Equipment and Appliances.Low flow water fittings.

Principle 5 – Reduce Pollution and Encourage RecyclingThe green landscaped areas increase existing biodiversity, helping to attenuate water run off, preventing localised flooding.As mentioned above (in principle 2), recycling facilities are also provided for in the development.

Principle 6 – Encourage Sustainable Construction and OperationWhere possible contractors accredited with the Constructing Excellence, Considerate Constructors Scheme are to be employed.Site Waste Management Plans are to be undertaken ensuring efficient waste disposal.Operation Manuals are to be completed highlighting efficient operation and maintenance practices to inhabitants.


SECTION 7Materials

75

MaterialsA restricted, coordinated palette of materials derived from the existing industrial context is proposed – stone, brick, timber and metal.All existing stonework is to be retained, reconfigured and enhanced wherever possible. Robust, industrial brick will be added, typically at ground floor levels, to balance with the stonework and again echo the industrial heritage. Above this, on the more domestic North side of the site towards Canongate, timber will continue the tradition of the domestic architecture along Bakehouse Close, again, a contemporary response and detail based on traditional neighbours.To the South of the site, in the more industrial, large scale context fronting Holyrood Road and Hammermen’s Entry, metallic cladding will sit adjacent and above the existing stonework. The vast metal tanks, vats and containers that once served the brewing industry are acknowledged in a building palette that fuses the best of contemporary materials with the remnants of the industrial past.

Stone Brick

Timber Metal


SECTION 8Accomodation

77

Accomodation type proposed

The proposed development establishes an appropriate scale and massing in a fully contextual response to the site conditions past and present. Within the external envelopes, a broad and diverse range of accommodation types are proposed, all offering potential flexibility and adaptability to ensure a long term sustainable future for the build form proposed. The accommodation at the southern part of the site is more ‘institutional’, centred around the shared atrium and courtyard, and served by common reception and entrance gatehouse. Here, individual studios, bedrooms and cluster bedroom s are configured around ‘hotel style’ corridors and circulation routes with shared kitchens, lounge areas and atrium cafe.The accommodation at the northern part of the site is more ‘domestic’. The existing Listed tenement is refurbished and returned to residential use providing three dwellings, with a further two within the adjacent Listed gatehouse and office.Within the subsequent Close, three and four storey residential units with individual entrances line and animate the thoroughfare. Within these, ‘twodios and studios’ allow two people to share a two apartment flat or single studio. External stairs and landing continue the local tradition and help animate and secure the heart of the development site. The existing brewhouses and Kilns are reconfigured internally to provide a mix of accommodation room types and sizes.

The exceptional location and adjacent amenities, together with the proposed mix and variety of accommodation types, will ensure that the development site is fully populated throughout the year.

Secure by Design

The proposed development strategy will be to follow Secure By Design guidance in the subsequent detailing and specification of building elements. The broader context of a dense city centre development, together with the specific design response of central Courtyard and Close, creates a context where external security will be enhanced by the extensive and wide ranging number of residents overlooking the public realm below. Further specific measures, such as CCTV and building entrance security, are high on the client’s agenda when considering provision and specification of the buildings in detail.


79

Appendix 1The drawings

79

Existing


8�


8�

Existing


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83

Existing


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85

Existing


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87

Existing


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89

Existing


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9�

Existing


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Proposed


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Appendix 2Built Heritage

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Listings

Listings of Adjacent Buildings

H IS T O R IC S C O T LA N D E D IN B U R G H , C IT Y O F C O U N C IL In fo rm a tion S upp lem enta ry to the S ta tu to ry L is t(T h is in form ation has no lega l s ign ificance) E D IN B U R G H B U R G H S T AT U T O R Y L IS T

H B N um ber 28447 Item N um ber: 44 H 3 154-166 (EVEN NOS) CANONGATE G roup w ith Item s : M ap shee t: N T 27S E C atego ry: B G roup C a tegory: D ate o f L is ting 13 -A U G -1987

D escrip tion :M id 19 th cen tu ry. 3 -s to rey, 7-bay, sym m etrica l com m erc ia l and res identia l tenem ent w ith vousso ired pend and 2-s to rey corn iced o rie l w indow and crow -s tepped a ttic gab le w ith s ta r fin ia l to cen tre ba y; flanked by shops to g round . S qua red and snecked rubb le w ith ash lar d ress ings and pa in ted ash lar to g round. M oulded m arg ins and buck le quo ins. C o rn ice be tw een g round and 1st floo rs ; eaves cou rse . C a rved pane l be tw een s to re ys of o rie l w indow . S hops w ith arch itraved doo rs and w indow s , pane lled tim be r doo rs . R ea r e leva tion w ith s ta ir w indow s be tw een floors and som e la te r a lte ra tions a t g round .

8 and 12 -pane tim be r sash and case w indow s a t uppe r floo rs ; 6 -pane g lazing patte rn to fixed p la te -g lass w indow s to shops . S co ttish s la te . B road end s tacks and fu rthe r axia l s tack to a ttic . C as t-iron ra inw a te r goods .

R efe rences :A ins lie M ap (1804). John G iffo rd e t a l, B u ild ings o f S cotland - E d inbu rgh , (1991) p212 . C ha rles M cK ean , E d inbu rgh - A n Illus tra ted A rch itectura l G u ide (1992 ) p29 . D ic tionary o f S cottish A rch itec ts , w w w .scottisha rch itec ts .o rg .uk (accessed 10.05.2007 )

N otes :C onstruc ted around 1860 , N os 154 to 166 C anongate is a good exam ple o f in tegra ted com m erc ia l and res iden tia l tenem ent des ign . Its la rge orie l w indow to the centre is o f particu la r no te , w h ile the shop fron ts rem ain re la tive ly una lte red , add ing fu rthe r in terest to the s tree tscape . T he C anonga te has a rich and va ried h is to ry o f tenem en t bu ild ing o f w h ich the sym m etrica l and w ell de ta iled p rinc ipa l e levation a t N os 154 to 166 is an in tegra l part. T he cen tra l pend leads to S uga rhouse C lose w he re suga r re fin ing w as conduc ted be tw een 1752 and 1824 . T he firs t re finery o r 'suga r w o rkhouse ' on the s ite , be long ing to the trus tees o f the E d inbu rgh S uga r H ouse, w as destroyed by fire in 1800 .T he h is toric and arch itec tu ra l va lue o f E d inburgh 's C anonga te a rea as a w ho le canno t be oversta ted. E m bod ying a sp irit o f perm anence w hile cons tantly evo lv ing , its bu ild ings re flect nearly 1000 yea rs o f po litica l, re lig ious and c iv ic deve lopm en t in S cotland . T he C anons o f H o lyrood A bbey w ere g iven leave by K ing D avid I to found the bu rgh o f C anongate in 1140. E ithe r s ide o f the s treet (a vo lcan ic ridge ) w as d iv ided in to long , na rrow strips o f land or `to fts '. B y the end o f the 15th cen tu ry a ll the to fts w e re occup ied , som e subd iv ided in to `fo re lands ' and `back lands ' unde r d iffe ren t ow ne rsh ip . Fueda l supe rio rity over C anonga te ceased a fte r 1560 . T he fo llow ing century w as a period o f w ide-sca le rebu ild ing and it w as du ring th is tim e tha t m ost o f the areas ' m ansions and fine tow nhouses w e re constructed , usua lly tow ards the back o f the to fts , aw ay from the squa lo r o f the m ain s tree t. T he 17 th century a lso saw the am algam ation o f the na rrow p lo ts and the ir redeve lopm ent as cou rtya rds surrounded by tenem ents . T he bu rgh w as fo rm ally inco rpora ted in to the C ity in 1856. T h roughou t the 19 th C en tu ry the C anonga te 's p rospe rity dec lined as la rge sections o f the nob ility and m idd le c lasses m oved out o f the area in favou r o f the grandeu r and im proved fac ilities o f E d inburgh 's N ew T ow n, a sho rt d is tance to the N orth . T he Im provem ent A ct o f 1867 m ade e ffo rts to add ress th is , respond ing early on w ith la rge -sca le s lum c learance and redeve lopm en t o f en tire s tree t fron tages . A fu rthe r Im provem ent A ct (1893 ) w as in part a reac tion to th is `m axim um in te rvention ', respond ing w ith a p rog ram m e of re la tive ly sm all-sca le changes w ith in the exis ting s treet pa tte rn . T h is la tte r app roach w as m ore consis ten t w ith P a trick G eddes ' concep t o f `conse rva tive su rge ry'. G eddes w as a renow ned in te llectua l w ho lived in the O ld T ow n and w as a p ionee r o f the m ode rn conse rva tion m ovem en t in S cotland w hich gathe red m om entum throughou t the 20 th cen tu ry. E xtens ive rebu ild ing and in filling o f sec tions o f the C anonga te 's m any tenem ents took p lace, m os t no tab ly by c ity a rch itec ts , E J M cR ae and R obe rt H u rd (m id 20th cen tury) w ith som e ea rly fron tages re ta ined and o thers rebu ilt in rep lica.

L is t desc rip tion upda ted a t resu rvey (2007/08 ).



H B N um ber 29090 Item N um ber: 112 H 3 11-37 (ODD NOS) HOLYROOD ROAD, UNIVERSITY OF EDINBURGH, MORAY HOUSE, PATERSON'S LAND G roup w ith Item s: M ap shee t: N T 27S E C atego ry: B G roup C a tegory: D ate o f L is ting 13 -A U G -1987

D escrip tion :A lan R obe rtson , 1913. 3 -s to rey, sym m etrica l, 11 -ba y (to p rinc ipa l e levation ), C lass ica l, cou rtya rd -p lan , pu rpose -bu ilt teacher tra in ing cen tre w ith princ ipa l en trance e levation to S (H o lyrood R oad ). A sh la r w ith ra ised channe lled m arg ins and cou rsed, bu ll-faced p ink sandstone . D eep m oulded base cou rse , co rn ice above g round sto rey, eaves cou rse, co rn ice , ba lus traded pa rapet.

FU R T H E R D ES C R IP T IO N : en trance e levation to S : advanced ou te r 3-bays w ith fu rthe r advanced cen tra l ba ys w ith channe lled rustica tion to ground and pa ired engaged Ion ic co lum ns , ris ing to 1st and 2nd storeys . S egm en ta l-arched ped im ents above . C en tra l 3 -bay round -a rched arcade to g round floo r leads to inne r cou rt. M ullioned and transom ed w indow s above

N e leva tion w ith s ligh tly advanced cen tra l gab led bay w ith pro jecting s ing le s to rey fla t-roo fed en trance porch and V ene tian w indow above . A dvanced ou te r bays w ith centra l, segm enta l-headed do rm ers b reak ing eaves .

C ourtya rd e leva tions sym m etrica l. N range w ith cen tra l gab le and flank ing fu ll-he ight tripartite can ted ba ys su rm oun ted by ogee be ll-cas t roo fs .

P redom inantly m ulti-pane tim be r sash and case w indow s . G rey s la tes .

IN T E R IO R : (seen 2007 ). O rig ina l room p lan la rge ly extan t w ith som e no tab le fea tures. Large open -w ell s ta ircase w ith decora tive m e ta l ba lus te rs , tim be r handra il and C om posite -O rde r co lum ns . S om e c lass room s w ith tim ber pane lling . La rge ha ll w ith centra l segm enta l-a rched ce iling and tim be r pane lling and flooring . T im ber bookcases to fo rm e r lib ra ry. T im be r and g lass doo rs . S om e deco ra tive p lasterw o rk .

R efe rences :O rdnance S u rvey M ap (1931 -2 ). John G iffo rd , C o lin M cW illiam and D avid W alker, T he B u ild ings o f S co tland , E d inbu rgh, 1984 . p186. O the r in fo rm a tion from U nivers ity o f E d inburgh w ebsite a t w w w .educa tion .ed .ac .uk (accessed 01 -08 -07).

N otes :A h igh qua lity w e ll-de ta iled bu ild ing in the C lass ica l E d inbu rgh trad ition , P a te rson 's Land is a la rge and s trik ing bu ild ing . It is a pu rpose -bu ilt teache r tra in ing centre w h ich is little a lte red exte rna lly and re ta ins som e o f its o rig ina l in te rna l fea tu res . T he d is tinctive en trance e leva tion to the S ou th w ith its a rcaded en trance is a s ign ificant add ition to the s treetscape . T he cou rtya rd is no tab le fo r its D u tch -gab led sec tion to the N o rth e levation .

M o ray H ouse 's h is to ry has its o rig ins in the m id 19th cen tu ry. Teache r tra in ing w as fo rm e rly o ften in the hands o f church schoo ls w he re pup ils w ith aptitude w ere taught how to be teache rs in the even ings. D u ring the 19th cen tu ry, the gove rnm ent becam e m ore invo lved and the 1872 E duca tion (S co tland ) A ct w h ich m ade educa tion com pulsory fo r ch ild ren from 5-13 m ean t tha t m any m ore teache rs w ere requ ired. B y 1905 teache r tra in ing becam e the so le responsib ility o f the gove rnm ent and to accom m oda te the increas ing num be rs o f teache rs requ ired, th is new bu ild ing w as cons truc ted . It is now pa rt o f the U n ive rs ity o f E d inburgh (2007 ).

A lan R obe rtson (1881-1925) w as E d inburgh based and w as the a rch itect fo r the then S co ttish E ducation D epartm ent, w h ich b rought h im the com m iss ion fo r th is bu ild ing .

L is t desc rip tion rev ised as pa rt o f E d inburgh H olyrood W ard resu rvey 2007 -08.

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H B N um ber 28449 Item N um ber: 46 H 3 174 CANONGATE, MORAY HOUSE INCLUDING GATES, GATEPIERS, PORTERS LODGE AND SUMMERHOUSE G roup w ith Item s: A M ap shee t: N T 27S E C atego ry: A G roup C a tegory: A D ate o f L is ting 14 -D E C -1970

D escrip tion :C irca 1625 w ith la te r add itions (see N o tes). O utstand ing , 2 -s torey, m ansion house w ith gab led 1s t floo r ba lcony suppo rted by m assive ca rved co rbe ls and 3 la rge w indow s w ith m oulded m arg ins above , each w ith s trapw ork ped im en t. E xposed rubb le w ith ash lar d ress ings to p rinc ipa l (N ) e leva tion ; ha rled e lsew he re . 9-bay w ing (c irca 1647) ad jo in ing to E . Fu rthe r 3 -s tore y, 5 -bay b lock (1753 -4 ) to S . T a ll pyram ida l ga tep ie rs and c row s tep -gab led lodge ad jo in to W . P antiled sum m erhouse located a t S E co rne r o f fo rm e r ga rden o f M o ray H ouse (see N o tes ).

FU R T H E R D ES C R IP T IO N : N E LE V A T IO N : C o rbe lled ba lcony w ith w rough t-iron ra ilings; s tring cou rse be low ; rose fin ia l to gab le apex. E -w ing w ith m oulded cillcou rses , s tepped a t g round floo r. P ed im ented w indow s to rea r S gab le ; fleu r-de-lys fin ia l a t apex. S em i-octagona l s ta ir tow e r to W e levation .

IN T E R IO R : firs t floor ba lcony room to N con ta ins a dom ed p laster ce iling w ith ped im ents , s trapw o rk com partm ents and low re lie f pane ls con ta in ing num erous o rgan ic and m ytho log ica l m o tifs . `C rom w ell R oom ' to S has fine pa in ted tim be r pane lling w ith a llego rica l scenes . F urther dom ed p laste r ce iling d iv ided in to quadran ts by fou r la rge ribs end ing in p la in sauce r dom e ; w h ite m a rb le firep lace; deco ra tive ca rved and beaded doo rfram es . H ead o f tu rn -p ike s ta ir to W w ith tu rned tim be r ba lustrade and w ooden new el post ris ing to sauce r shaped p las te r ce iling con ta in ing 21 pane ls w ith range o f s im ila r m o tifs .

P redom inantly m uti-pane tim be r sash and case w indow s. S co ttish s la te . A sh la r skew s T w o s tacks to W e levation o f m ain b lock each w ith pa ir o f ta ll, d iam ond -se t ch im neys. D iam ond -set ridge and end stacks to E w ing . E nd s tacks to rea r b lock . C ast-iron ra inw ater goods .

G A T E S A N D G A T E P IE R S : la te 17th centu ry. P a ir o f subs tan tia l c lus te red -shaft p ie rs , each crow ned w ith a m assive , e longated need le sp ire fin ia l. W rough t-iron gates w ith deco ra tive iron a rch above .

P O R T E R 'S LO D G E : C row s tepped, 19 th century ga te lodge , pe rhaps con ta in ing 17th o r 18 th cen tu ry fabric . R ound -a rched doorw ay to s tree t. R o ll-m oulded doorw ays e lsew he re. M ansa rded to rea r sec tion w ith end s tack . S la te roo f. T im be r sash and case w indow s.

S U M M E R H O U S E : D im inu itive , s ing le-s to rey, rectangu lar-p lan , p iend -roofed sum m erhouse s itua ted a t S E corne r o f fo rm er M o ray H ouse ga rden (N T 26459 73657 ). C oursed rubb le w ith vousso ired round -arched open ings . R ed pan tiles. (H era ld ic beas ts , fo rm e rly loca ted a t roo f co rne rs , cu rren tly s to red w ith in sum m erhouse - seen 2007 ).

R efe rences :T M acG ibbon and D R oss, T he C as te lla ted and D om es tic A rch itectu re o f S co tland from the T w elfth to the E ighteen th C entu ries (1887-92 ) 5v . J M W allace, T he H is toric H ouses o f E d inbu rgh , (1987 ) p27-9 . John G iffo rd e t a l, B u ild ings o f S cotland - E d inburgh , (1991 ) p213 . C harles M cK ean, E d inbu rgh - A n Illus tra ted A rch itec tu ra l G u ide (1992 ) p29. D ic tionary o f S cottish A rch itec ts , w w w .sco ttisharch itec ts .o rg .uk (accessed 10.05 .2007 )

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Notes:M oray H ouse is pe rhaps the finest surv iva l o f a 17 th century aris toc ra tic m ansion house in the C anonga te . It is pa rticu larly no tab le fo r its d is tinc tive co rbe lled ba lcony and superio r 17 th century R enna issance p las te r ce ilings. Its im posing obe lisk gatep iers a lso add considerab le in te res t to the s tree tscape . A seventeen th cen tu ry draw ing sugges ts tha t the orig ina l house w as in the fo rm o f a com ple te quad rang le o f fou r w ings enc los ing a cen tra l courtya rd .M o ray H ouse w as bu ilt, poss ib ly by W illiam W allace (see Im rie and D unba r, A ccoun ts O f T he M aste r O f W orks, V o l II) fo r M a ry, D ow age r C oun tess o f H om e and then passed to her daugh te r the C oun tess o f M o ray in 1643. T he m onog ram and arm s o f the C oun tess a re carved w ith in the ped im ent above the centre w indow to the S gab le end . C oa ts o f A rm s fea tu ring the lions o f H om e and D udley a re incorpo ra ted in to the s trapw o rk ped im en t above the N gab le w indow s . T he S gab le orig ina lly m irro red the N e leva tion w ith a s im ila r co rbe lled ba lcony. T he B ritish L inen B ank w e re tenants be tw een 1753 and 1790 a t w h ich tim e the S w ing w as added. Lord K am es, the renow ned S cottish law ye r, ph ilosophe r and ag ricu ltu ra lis t, w as a lso a tenant o f the S outh W ing du ring th is pe riod . S o ld in 1845 to the N o rth B ritish R a ilw ay C om pany, the extra w indow s and low e red c ills to the E w ing (C anonga te e leva tion ) da te from its use as a F ree C hu rch N o rm al S choo l from 1849. T he bu ild ing is cu rrently pa rt o f the U n ive rs ity o f E d inburgh ´s E duca tion depa rtm ent, connected , v ia g round floor link , to T hom son ´s Land to the S . M o ray H ouse re ta ins fine p las te rw ork ce ilings in the C rom w ell R oom , B a lcony R oom and w ith in the o rig ina l 17 th cen tury sp ira l s ta irw e ll. T he p lasterw o rk ce ilings sha re a num ber o f o rnam en ta l m o tifs in com m on w ith those in P ink ie H ouse, M usse lbu rgh (1613 ), and W in ton H ouse , E ast Lo th ian (1630s ). O f the m o re com plex m otifs , the goddess su rrounded by a varie ty o f flow e rs and fru its is a lso em bedded in the ce iling o f the sum m er house. M o ray H ouse fo rm erly occup ied a la rge pa rce l o f land s tre tch ing S ou thw a rds to H o lyrood R oad w he re its sm all sum m er house w ith round -arched -open ings s tands (a lthough it has been sugges ted tha t it has been m oved s ligh tly from its o rig ina l location and . The summer house is traditionally known as the place where the Articles of the Union of the Scottish and English Parliaments were finally agreed.T he h is toric and arch itec tu ra l va lue o f E d inburgh´s C anongate area as a w ho le canno t be oversta ted. E m bod ying a sp irit o f perm anence w hile cons tantly evo lv ing , its bu ild ings re flect nearly 1000 yea rs o f po litica l, re lig ious and c iv ic deve lopm en t in S cotland .

P art o f A -g roup w ith M o ray H ouse ga rden gatew ay ´ H B 28450 (see sepa ra te lis ting). L is t desc rip tion upda ted a t resu rvey (2007 /08 ).

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HISTORIC SCOTLAND E D IN B U R G H , C IT Y O F C O U N C IL In fo rm a tion S upp lem enta ry to the S ta tu to ry L is t(T h is in form ation has no lega l s ign ificance) EDINBURGH BURGH STATUTORY LIST

H B N um ber 28445 Item N um ber: 43 H 3 142 AND 146 CANONGATE, HUNTLY HOUSE (MUSEUM OF EDINBURGH) G roup w ith Item s : A M ap shee t: N T 27S E C atego ry: A G roup C a tegory: A D ate o f L is ting 14 -D E C -1970

Description:P redom inantly la te 16th cen tu ry w ith la ter a lte ra tions and add itions (see N otes ). O u ts tand ing g roup ing o f 16 th and 17 th century dw ellings, am algam a ted to fo rm s ing le m useum com plex. C om pris ing 3 -s to rey and a ttic , trip le-gab led bu ild ing , c irca 1570 (N o 146) fron ting C anonga te and 2 -storey and a ttic , s ing le -gab led 17th century bu ild ing (N o 142 ) w ith ba lcony a t N E co rne r. P a ir o f 1648 tenem ents w ith gab led pro jections ad jo in to S (B akehouse C lose ) w ith segm enta l-a rched pendlead ing to enc losed cou rtya rd to rea r. P redom inan tly harled and w hite w ashed rubb le w ith ash lar d ress ings .

FU R T H E R D ES C R IP T IO N : P R IN C IP A L (N ) E LE V A T IO N : N o 146: exposed rubb le to g round , ash la r to 1s t floo r, sepa ra ted by deep , b racketed s tring course . H arledtim ber cons truc tion a t uppe r leve ls ; je ttied at 2nd floo r and trip le-gab led a ttic . S eries o f La tin insc rip tions a t 1s t floo r (see N o tes ). S egm en ta l-arched pend to fa r le ft. N o 142 (to le ft): rises to 3 -s to rey and a ttic tow a rds rea r. W ing sec tion to B akehouse C lose: 3 -s to rey w ith ca t-s lide do rm ers b reak ing eaves; squa re c row s teppedsta irtow e r to E ; pa ir o f advanced gab le ted bays to SW . S egm en ta l-a rched pend tow a rds N lead ing to enc losed courtyard fea tu ring m oulded, oc tagona l shafted sund ia l to cen tre and extens ive co llection o f a rch itec tu ra l fragm ents. R ubb le bounda ry w a ll to S . G ran ite se tts .

IN T E R IO R : W ealth o f m oulded firep laces and oak -pane lled room s inc lud ing early 18 th cen tu ry pane lled room w ith lugged a rch itraves and co rn ices . La te 16 th century pa in ted beam s taken from P ink ie H ouse, M usse lburgh .

P redom inantly 12 -pane g lazing to tim ber sash and case w indow s . G rey S co ttish S la te . M ix o f ha rled and exposed rubb le end and co-axia l s tacks. C row -s tepped skew s to E e leva tion . C lay cans. C as t-iron ra inw a te r goods.

References:T he R oya l C om m iss ion on the A ncien t M onum en ts o f S co tland, `A n inventory o f the anc ien t and h is to rica l m onum en ts o f the c ity o f E d inbu rgh w ith the th irteenth report o f the C om m iss ion , E d inburgh N o. 104 ´ (1951 ) p168-73 . H un tly H ouse `H untly H ouse M useum : H is to ry, A rch itectu ra l Fea tu res and G uide ' R evis ion , (1953 ). John G iffo rd e t a l, B u ild ings o f S cotland - E d inbu rgh, (1991 ) p217. C ha rles M cK ean, E d inbu rgh - A n Illus tra ted A rch itectu ra l G u ide (1992 ) p37.

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Sugarhouse Close - Job no.�628 ��0

Continued…

Notes:P art o f an `A G roup ' com pris ing C anongate P a rish C hurch ; C anongate T o lboo th ; 167 -169 C anonga te ; 142 -146 C anonga te , H un tly H ouse ; 140 C anonga te , A cheson H ouse and the C anonga te B urgh C ross w h ich togethe r fo rm the h is toric co re o f the fo rm e r C anonga te B urgh (see separa te lis tings ).

P articu la rly fine su rv iva l com pris ing an am algam a tion o f p redom inan tly 16th centu ry dw ellings. Its trad itiona l fo rm adds conside rab le in te rest to th is a rea o f the C anonga te s tree tscape . T he bu ild ing is a lso no tab le fo r its ou ts tand ing in te rio r inc lud ing tim be r pane lled room s and m oulded firep laces, som e o f w h ich have been sa lvaged from othe r E d inburgh tow n houses o f the period , long s ince dem olished. O rig ina lly th ree ea rly 16th cen tu ry tenem ents w ith s tree t-fac ing tim be r-fram ed gab le ends , the dw ellings w e re in tegra ted by John A cheson in 1570 to p rov ide a s ing le , re la tive ly spacious res idence and . T he nam e o f the bu ild ing is m is lead ing as it w as no t constructed as a g rea t tow n house and the nam e is p robab ly de rived from G eo rge, 1st M a rqu is o f H untly's brie f s tay the re in 1636. T he bu ild ing w as subsequently ow ned b y the gu ild o f the Incorpora tion o f H am m erm en from 1647 w ho em ployed R obe rt M ylne (then m aster m ason to the C row n ) to extend the fron t b lock . T he bu ild ings w e re acqu ired by the Loca l A utho rity in 1924 and restora tion w o rk (inc lud ing the convers ion to a m useum ) w as undertaken by c ity a rch itec t, F rank C M ears in 1927 -32 . T he pa ir o f 3 -s to rey tenem en ts o f 1648 to the S w ere incorpora ted in to H un tley H ouse M useum a t th is tim e . N o 142 C anonga te , w h ich has a 17 th cen tu ry co re , w as res to red by renow ned E d inbu rgh a rch itect Ian G o rdon L indsay in 1962 -5 and inco rpo ra ted in to the com plex. F ive insc rip tions in La tin adorn the exterio r w a ll. T he re a re fou r from the 16 th cen tu ry and one w hich w as added w hen H un tly H ouse w as res to red by F rank C M ea rs .T he h is toric and arch itec tu ra l va lue o f E d inburgh 's C anonga te a rea as a w ho le canno t be oversta ted. E m bod ying a sp irit o f perm anence w hile cons tantly evo lv ing , its bu ild ings re flect nearly 1000 yea rs o f po litica l, re lig ious and c iv ic deve lopm en t in S cotland . T he C anons o f H o lyrood A bbey w ere g iven leave by K ing D avid I to found the bu rgh o f C anongate in 1140. E ithe r s ide o f the s treet (a vo lcan ic ridge ) w as d iv ided in to long , na rrow strips o f land or `to fts '. B y the end o f the 15th cen tu ry a ll the to fts w e re occup ied , som e subd iv ided in to `fo re lands ' and `back lands ' unde r d iffe ren t ow ne rsh ip . Fueda l supe rio rity over C anonga te ceased a fte r 1560 . T he fo llow ing century w as a period o f w ide-sca le rebu ild ing and it w as du ring th is tim e tha t m ost o f the areas ' m ansions and fine tow nhouses w e re constructed , usua lly tow ards the back o f the to fts , aw ay from the squa lo r o f the m ain s tree t. T he 17 th century a lso saw the am algam ation o f the na rrow p lo ts and the ir redeve lopm ent as cou rtya rds surrounded by tenem ents . T he bu rgh w as fo rm ally inco rpora ted in to the C ity in 1856. T h roughou t the 19 th C en tu ry the C anonga te 's p rospe rity dec lined as la rge sections o f the nob ility and m idd le c lasses m oved out o f the area in favou r o f the grandeu r and im proved fac ilities o f E d inburgh 's N ew T ow n, a sho rt d is tance to the N orth . T he Im provem ent A ct o f 1867 m ade e ffo rts to add ress th is , respond ing early on w ith la rge -sca le s lum c learance and redeve lopm en t o f en tire s tree t fron tages . A fu rthe r Im provem ent A ct (1893 ) w as in part a reac tion to th is `m axim um in te rvention ', respond ing w ith a p rog ram m e of re la tive ly sm all-sca le changes w ith in the exis ting s treet pa tte rn . T h is la tte r app roach w as m ore consis ten t w ith P a trick G eddes ' concep t o f `conse rva tive su rge ry'. G eddes w as a renow ned in te llectua l w ho lived in the O ld T ow n and w as a p ionee r o f the m ode rn conse rva tion m ovem en t in S cotland w hich gathe red m om entum throughou t the 20 th cen tu ry. E xtens ive rebu ild ing and in filling o f sec tions o f the C anonga te 's m any tenem ents took p lace, m os t no tab ly by c ity a rch itec ts , E J M cR ae and R obe rt H u rd (m id 20th cen tury) w ith som e ea rly fron tages re ta ined and o thers rebu ilt in rep lica.P rio r to resu rvey (2007/08 ), N um ber 142 C anonga te w as lis ted sepa ra te ly. L is t descrip tion updated a t resu rvey (2007 /08).

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Alterations

Proposed alterations to Listed Buildings

Colour Key

Retained

Reconfigured

Removed


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Alterations


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Alterations


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Alterations


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Alterations


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Appendix 3Public Consultation

�25

Public Consultation

C09/029��/PAN Sugarhouse Close�60 Canongate and 4�, 49 and 53 Holyrood Road, Edinburgh

Mixed use development comprising student accommodation and apart hotel

Pre-Application Public Consultation Report

Public Consultations / Presentations were held on Monday 30th November 2009 from �2.00 til 3.00pm and again on Tuesday �st December 2009 from 5.00 til 8.00pm.

The public Consultation was advertised in the Evening News. All local Councillors, Community Councils and relevant organisations, noted below, were notified in writing:Councillor Mowat Councillor BeckettCouncillor DundasEdinburgh World Heritage TrustCockburn Association Edinburgh South Side Community CouncilEdinburgh Old Town Community Council Edinburgh Old Town AssociationEdinburgh City Centre Neighbourhood Team

The Public Consultation exercise was held on the proposed development site, with gates opened for access from Sugarhouse Close, off Canongate. The site was opened to the public, with further guided access facilitated into the Listed and Redundant Buildings. Generators were brought to sight to power temporary lighting installed to illuminate the interior spaces, further augmented for the evening session to illuminate the Listed Building exteriors and Courtyards. Display boards with historical analysis of the site and outline development strategies were installed within the

redundant Tasting Rooms. A video presentation illustrated previous student housing developments completed by the developer on sites throughout Britain.

Attendance was greater during the afternoon/lunchtime session with several dozen attendees. Weather leading to and during the evening session was unfortunately very cold with heavy rain. Consequently, perhaps, only four people attended.

Comments were invited, either on forms provided at the Consultation, by post or via a dedicated e-mail address ([email protected])

No adverse comments were expressed during the event and none subsequently received. Comments expressed during the consultation event were generally supportive: The re-use of the existing fabric, where possible, was encouraged.The setting of the listed buildings could be greatly enhanced.Encouragement to open up views through the site to expose the Listed buildings.The building interiors were acknowledged to be significantly altered, inaccessible and unusable. The site location was seen as highly appropriate for Student Accommodation.

Documents

Oberlanders LLP Sugarhouse Design Statement