beaverhall road edinburgh

design and access statement
for mixed use development at
beaverhall
road
edinburgh
prepared
for
Springfield Properties Plc
and MD and JG Rutterford
oct 2011
1. THE SITE
introduction
2. CONTEXT
locatio
n views
3. DESIGN APPROACH
concept
strateg
y
4. CITY PLANNING
Urban Grain Illustration
5. DESIGN DEVELOPMENT
proposed site analysis - massing environmental public/private space
enclosure small business space views/permeability Access /
circulation Affordable Housing Waste management Transportation/
Cycle storage
Proposed architectural character
key principles of design summary
PAN 67 comparative study
6. APPENDIX
planning application drawings
Fig 1. Aerial view of site from south
CONTENTS
fig 5 existing location plan
The application site is currently identified as urban area within the Central
Edinburgh Local Plan although, in recognition of its historical business and
industry uses,is subject to the provision of Emp 4 which allows uses other
than business and industry to be permitted provided the proposal contributes
to the comprehensive regeneration and improvement of the area.
This is consistent with other development sites in the area where the
last 10- 15 years have seen a substantial change in the area, and this is
predominantly due to the re-development of the Powderhall Greyhound
Stadium into a high quality residential development.
The size of this project which includes a range of flatted blocks up to seven
storeys in height, has significantly changed the character of the area to
reflect a high density residential environment which responds to the scale of
the traditional 4 storey tenement blocks at the south end of Beaverhall Road
and Broughton Road beyond and re-establishes housing as the defining
characteristic for the area.
The variety of uses, types and sizes of buildings and the irregular pattern
of development has meant the urban fabric has become eroded and this is
no more evident than around the application site where the single tenement
block has become isolated.
The fragmented nature of the street which has resulted and the absence
of an overriding architectural language has meant there is no definitive
character which should be pursued in the development of this block.The
opportunity therefore exists to extend the strong urban design principles
established in the Powderhall Village development toward the typical urban
typology of the tenemental city blocks to the south and in so doing integrate
the fragmented elements into a robust ‘street’ frontage along Beaverhall
Road. It is anticipated this strategy can be built upon in any subsequent
developments in the area.
Further context is provided within Policy EMP4 to provide for redevelopment
of former industrial sites within the urban area to retain an element of
employment provision within mixed use proposals.
This application therefore proposes a mixed use scheme of residential flats
with a sizeable element of flexible and accessible workspace accommodation which directly addresses this policy approach.
It is considered the current use of the site is inappropriate and incompatible
with the wider residential environment and this application provides an op
portunity after years of debate and consultation, to finally regenerate an infill
site which has deteriorated over many years and has long since become an
eyesore which contributes little to the local amenity and streetscape.
Its redevelopment would provide a significant uplift to the character of the
area and introduce a more compatible, inclusive development to the
neighbourhood.
CONTEX
T
views
1.
View toward traditionally interpreted section of Powderhall Village
immediately to the north of the application site
2.
View along Beaverhall Road from the entrance to Powderhall Village
3.
View along Beaverhall Road looking north indicating the 4 storey industrial
building which directly faces the application site
4. View from site looking north east towards the townhouses and
the
established ‘square’ within Powderhall Village
1
site
2
View into rear parking court immediately to the north of application
View towards existing 3 storey office park to the north west
fig 6. Conceptual(proposed) Site Plan
CONTEX
T
Design Objectives
In addition to the foregoing context appraisal it was considered that the design process for the site should embrace
the following design objectives and seek to deliver a high quality development which would:
•
Establish a comfortable living environment which responds to its setting and orientation
•
Respond to and extend the urban fabric defined by the successful Powderhall Village development
•
Restore an appropriate Urban edge to Beaverhall Road and encourage a stronger character of ‘street ‘.
•
‘Stitch together’ the existing and contrasting elements in the immediate area which presently
demonstrate a generally ‘fragmented’ appearance
•
sit comfortably within the established character of the area and respect existing massing and density
•
generate a distinct identity with a cohesive pattern of building forms and layout
•
create a meaningful and ‘focal’ amenity space
•
mitigate the impact of the car to ensure the character of the site is defined by more valuable aspects of
the
development
•
explore a diversity of living accommodation which exploits the various special relationships which exist
with the outside spaces i.e ground floor,top floor,edge (extroverted) court ( introverted)
•
•
•
Regenerate an existing poorly used and partially derelict brownfield site
Provide a mixed use development for living, working and enjoying life in the city
Add greenery to a historically hard and industrialised urban realm
Street rear parking zone focal central square court
beaverhall existing house townhouses
DESIGN APPROACH
Fig 7. Conceptual(proposed) Site Section
strategy
The proposal incorporates four distinct blocks of development which respond
to the following key design objectives
1
Reinforce the Beaverhall Road elevation and reintegrate the
presently isolated tenement block into a continuous street frontage
2
Continue and enhance the dominant crescent streetscape to the
existing Powderhall village development and create a defined edge
to the existing central area of greenspace
3
Create a clearly defined and accessible circulation route delivering
ease of movement around the site and serviceability to the various
blocks
4
Create a strongly defined central space which serves as the focal
heart of the development , and provides a consistent point of reference, and
an attractive outlook for the majority of the
apartments
5
Organise the areas of parking to the peripheries of the site to mitigate
the overall visual impact of the car whilst maintaining a close proximity to the
buildings
6
Respond to the existing context and introduce a distinct and
sympathetic development which contributes to the wider
regeneration of the area
7
Organise the buildings to complete enclosures of existing
semi-private spaces and parking courts and appropriately define the
public realms and private domains
8
Harmoniously integrate alternative uses into the development which
will enrich activity at street level and generate attractive and flexible
workspace accommodation.
Within this proposed layout the vistas are carefully controlled to ensure an
appropriate degree of permeability and visibility exists within and outwith the
site to ensure the clear legibility of the layout without compromising the
enclosure of the important spaces
Fig 8; Key Elements
DESIGN APPROACH
proposed urban grain illustration
The figure ground for the development is intended to integrate harmoniously
into the established urban fabric and re-establish a recogniseable and traditional street pattern.
Aligning the 2 foremost blocks with the existing tenement is intended to recre
ate the city block and create a strong frontage onto Beaverhall Road.
The decision to infill the gap between the existing townhouses and flats along
Powderhall Road reinforces the robust nature of this crescent form which defines this main route through the site so well, enhances the continuity of the
streetscape to this established development and successfully encloses this
central space to form an attractive and sheltered central square.
The scale and size of the new building footprints are clearly consistent with
the scale of the established Victorian tenements and the more recent
developments.
Fig 9. Proposed illustration of urban grain pattern
LOCATION
PLAN
environmental
orientation
The buildings are arranged to take maximum benefit of a south westerly orientation and ensure the central open space enjoys extensive periods of
sunlight during the day.
direct
The individual properties are carefully considered to ensure the main living
areas generally enjoy a south to south westerly orientation thereby providing
the rooms with excellent levels of sunlight particularly in the afternoon and
evening and in so doing promote high levels of solar energy gain.
shelter
The careful juxtaposition of the new buildings with the existing tenement, and
the form of the south block to Beaverhall Road ,serves to clearly define the
central space and mitigate the level of exposure in this area whilst preserving
the exposure to direct sunlight. This arrangement also enhances the feeling
of security and enclosure whilst providing a high degree of shelter from
winds , traffic noise and neighbouring business use activities.
prevailing
Fig 12. Proposed Environmental Impact Diagram
DESIGN
DEVELOPMENT
townhouses
TOTAL AREA OF SITE 6678m2 (1.65acres)
C
Flatted area of site 5242m2 (1.29acres)
B
E
Central amenity space 514m2 -10%
D
As a % of the flatted area of the site
public/private amenity space
The landscape strategy is predicated on a primary desire to create a single
,meaningful courtyard space which the majority of the apartments would relate
to and which would ultimately characterise the development.
The unwelcome impact of the roads and parking have been mitigated by routing
the main access route behind the blocks D and E and arranging the required
parking provision around the perimeter of the site. This allows the buildings
to enjoy an immediate interface with the central space and generally improve
their setting within the landscape.
A smaller pocket of green is created to the north of Block C although it is intended this will primarly contribute to the overall visual amenity and generally
improve the setting of the buildings
Collectively these areas of ‘meaningful’ amenity space contribute more than
23% of the overall site area and when considered in conjunction with the
peripheral landscape buffer strips, the proportion of landscaping increases to
more than 31% of the total site area
A
Within blocks D and E it is proposed to provide private balconies and roof ter
races to the majority of the apartments with the ground floor properties
enjoying an immediate relationship with the grounds adjacent to the bullding
and in generate
doing
so
a zone of defensible space which will enhance the privacy to
these sensitive apartments. This principle of accessibility to external space is
further enhanced in the 5 townhouse properties all of which enjoy the
benefits of a landscaped buffer zone to the front and a generous area of
private ,ground
garden
sunny to the rear overlooking the new development
Fig 13.Key plan of site St Marks
Park
It should be noted that whilst there is no need to ‘borrow’ any amenity from
the adjacent developments, the immediate relationship the site enjoys with
the established landscaped square at the entrance ( a) and the close
proximity of St Marks Park beyond, confirms the development is also very
well served
locally
with accessible public open space.
a
Fig 14. Location plan indicating nearby amenity space
DESIGN
DEVELOPMENT
yeoman mcallister architects
enclosure
The buildings are carefully organised in association with the existing tenement
block to create a single strongly defined enclosure or square directly associated
with the main circulation routes.
Consequently the space becomes the focal heart of the development and a
continual reference point. The juxtapositon of the space with the 2 entrance
points ensures its visibility from outwith the site and creates an attractive termination to these vistas.
The space between block A and D controls the acess into the space whilst
preserving the sense of enclosure. It also limits the amount of overshadowing
And allows views to the Edinburgh skyline beyond thereby locating the development within the wider context
As well as creating a comfortable,sheltered and well proportioned space, the
arrangement of the buildings effectively eliminates any areas of open space
becoming hidden from view. The resultant overlooking encourages an
inherent ‘policing ‘ of the spaces which adds to the real and perceived
security and safety
Fig 15. Proposed Enclosure Diagram
DESIGN
DEVELOPMENT
fig 25. Typical examples composite and sheet materials used in association with traditional masonry and render in a residential context.
architectural character
The massing and styling of the blocks are an extension of the variety of styles
demonstrated fn the established aesthetic of the adjacent Powderhall Village
and reference the traditional scale and massing of these buildings. The application of a similar palette of materials in a distinctive yet sympathetic manner
minimise the overall visual impact and present a harmonious intervention
to the existing urban fabric.
The external appearance reconciles the relationship with the existing
Victorian tenements and current living trends and desires for bright airy
spaces and
carefully
juxtaposes patterns of well proportioned ‘punched window openings
with large areas of glazing, balconies and roof terraces.
Corner windows and feature balconies combine to introduce special
elements at key locations against a backdrop of simple window arrangement
and serve to reduce the visual impact of the blocks at sensitive locations.
The proposed finishes are drawn from a limited pallette of quality materials
which relate to the adjacent Powderhall Village albeit applied in a different
interpretation. A common hierarchy of stair tower, entrance and window
detailsthe
unify
serve
development
to
without compromising the individuality of the 3 blocks.
Fig 27 .Indicative sketch view into central courtyard from existing Powderhall village
Fig 26.Block D and E detail
Fig. 1 – These images are good examples of panel and sheet materials
used in conjunction with traditional masonry and render to create a contemporary architectural language which sits comfortably within established
environments. They are considered appropriate to this development
proposal as successful precedents which demonstrate the suitability of these
materials in a residential context
summary

extension of urban strategy as identified in adjacent development

creation of a distinctive identity which responds to and complements the
existing environment

creation of central formal space as main focal point

mitigation of car parking from main public areas

restriction of storey height to respond to existing building heights

use of strong building lines to create a clear and coherent spatial structure

careful consideration of block and apartment layouts to exploit orientation and outlook

exploration of a wide diversity of accommodation type and size including the
provision of an integrated block of affordable units

harmonious integration of a fully adapatable mixed use facility which enriches the
street level relationship at Beaverhall Road and extends the overall sustainability of the site
regeneration of underused and delapitated brownfield site
Fig 29: Elevated view of Block D in courtyard setting
KEY PRINCIPLES OF DESIGN
Fig 28: Indicative sketch view toward Townhouses
pan 67
It is identified within the document’ Designing Places - a Policy Statement for
Scotland’ that the qualities of successful places can be distilled into 6 essential criteria. Our proposals have been designed to embody these qualities as
explained below
Distinctive Identity
The buildings represent a restrained departure from the established aesthetic of the
immediate context to ensure that the new proposals generate a distinctive identity.
This individuality will be enhanced by the creation of new public spaces which
respond to and interface directly with the new buildings and create a new point of
reference within the wider area. The application of a sympathetic material pallete
and gesture to existing scale and height will still ensure however that the
development sits comfortably within the existing surroundings.
Safe and Pleasant place
The buildings are simply organised to create a singular and meaningful courtyard
space. This arrangement ensures the public space and pathways are well
overlooked and a safe environment is encouraged.The mixture of hard and soft
provide a variety of areas for residents to enjoy
landscaping
Easy to get around
Not withstanding the deliberate sense of enclosure demonstrated within the
courtyard the vistas have been carefully managed to ensure an optimum degree of
exists. This ensures the layout is legible and the access routes are clearly defined.
permeabilty
On entering the site the visitor is immediately aware of the circulation routes and
no opportunity for confusion exists.All the routes have a constant interface with the
main public spaces
Welcoming
The central open space is well defined and makes a fitting and attractive gateway to
the development and establishes an immediate sense of welcome. From this point
the layout is clearly legible with the paths and entrances to the accommodation
clearly expressed.
Adaptable
The proposals demonstrate a wide ranging mix of house types and sizes to accommodate a variety of family types and living patterns. This is further enhanced by the
allocation of the 2 foremost blocks for affordable occupation. This extensive
diversity ensures a rich and varied social culture will be established and the lifestyle
changes of a typical family can be accommodated within the site.
Inclusion of the flexible business space within block A improves this sustainabilty
further and continues the land use pattern associated with the locality.
Resource efficient
In general the buildings have been orientated to maximise passive solar gain and
generally enjoy an afternoon and evening outlook. The positioning of the buildings
in conjunction with the existing tenement ensures a high level of shelter is provided
from the prevailing wind conditions.
The organisation of the parking provision around the site perimeter allows a larger
proportion of green space to be released. This will reduce the burden on the public
drainage system by generating less surface water which will in any event be
accommodated in a compliant SUDS system to be agreed with the local authority.
Fig 30-32 - Views of Townhouses In Context
KEY PRINCIPLES FOR
DESIGN
APPENDIX
yeoman mcallister architects
waterside studios coltbridge
avenue
edinburgh eh12 6ah
tel 0131 346 1145
fax 0131 346 1189
email [email protected]
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