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Old October 10th, 2013, 04:11 PM   #1
Kenspeckle
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Exchange 2 | West End | £150m | Approved

Location: Dewar Place / Torphichen Street

Value: Unknown

Developer: Scottish Power, Scottish Enterprise and City of Edinburgh Council

Architects: PLP / Architecture (masterplanners)

9,945 sq m office space
10,143 sq m hotel
4,645 sq m residential
3,028 sq m retail
3,054 sq m leisure (relocated Filmhouse)

Current Status: Proposed (preparatory work on new substation almost complete)



Quote:
The Exchange 2 site area comprises 1.24 hectares. Scottish Power's construction of a replacement substation which occupies a considerably smaller portion of the Dewar Place site created the opportunity to consider the comprehensive redevelopment of the surrounding area as an extension to the original Exchange business district and make connections to the nearby Haymarket Interchange area.
The masterplan includes the area above the new substation, a derelict site on the corner of Dewar Place and Torphichen Street, Conference House, and the air-space over the West Approach Road.


Existing Site





Prior to work on new substation




The original 1897 Dewar Place Electricity Generating Station - the facade of this building has been retained


But neighbouring Conference House will be demolished



Masterplan

The £10m project to rebuild the Dewar Place substation is nearing completion. The design of the new substation provides for a secondary roof slab over all of the electrical and communications equipment. This presents a new, raised ground level upon which the new development can be built. Structural columns within the substation have been sized to support additional development above and penetrate to this podium level to serve the anticipated Exchange 2 buildings.

In addition a platform or deck would be constructed over the West Approach Road, connecting the podium level to Conference Square and Morrison Street.




Building A - 10,143 sq m hotel with 1,566 sq m retail
Building B - 6,535 sq m office accommodation with 310 sq m retail
Building C - 3,410 sq m office accommodation with 520 sq m retail
Building D - 2,155 sq m residential with 310 sq m retail
Building E - 2,490 sq m residential with 322 sq m retail
Building F - 3, 054 sq m art house cinema






Public Realm




St Cuthbert’s Square



Quote:
The Morrison Street bridge over West Approach Road will be extended to connect Conference Square with the podium over the new sub-station to the street level of Morrison Street. This platform will provide a significant new public space central to the development and will sponsor the main north-south as well as east- west pedestrian routes through the site. The space will provide a primary entrance to the new hotel on Morrison Street along with hotel activities spilling out into the public space. Potential also exists to open up the EICC onto this space, and enliven the blank EICC façade with retail or public kiosks. The north-south orientation of the space provides substantial solar exposure throughout the day.


Quote:
The street level façades of the development along West Approach Road, must be blank walls, being service areas and an exterior wall of the substation. This provides the opportunity for the walls, and the space underneath the St Cuthbert’s Square platform, to provide a space for an innovative elevation treatment or public art installation. The area outwith the tunnel condition is a prime location for a planted/green wall, linking to the landscaping of Tobago Place. Underneath the platform, the elevation may transform into a light installation, taking a cue from the light installation on the existing substation equipment. This public art could occupy the walls of the substation and Building A, as well as the ceiling and potentially the blank facade of EICC. These innovative facade treatments will serve as a threshold to drivers entering or leaving central Edinburgh via West Approach Road.

Tobago Place



Quote:
The pedestrian route to the north of the site must make a vertical transition from podium level to street level. This is handled through a terraced landscape articulated by stairs and ramps that lead the pedestrian through a variety of spaces from podium to street level. Special consideration is given to providing access and space to the retail frontage and office entries, and to the edge conditions along West Approach Road and against the Canning Street buildings. Lift access is provided within the office building. Service vehicles and parking is accessed at the undercroft level off West Approach Road.



Picture Plaza (hope they reconsider that name)



Quote:
The east-west pedestrian route begins with a nine-metre level change from street level to the podium level. Re-routing Dewar Place across the 44-60 Torphichen Street site provides the opportunity for a new landmark building at the terminus of Torphichen Street to sponsor an exterior vertical transition to the podium. The internal arrangement of the new sub-station provides the opportunity for a gallery space to reactivate the retained façade on this plaza at street level, complementing the new adjacent square
Building F is intended as a new home for the Filmhouse, which has been looking to move from its current premises on Lothian Road for some time.








Full masterplan can be downloaded here.


New substation under construction earlier this year, once complete it will provide the foundation for some of the new development
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Old October 11th, 2013, 02:39 AM   #2
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I had no idea they were moving the sub-station, will free up so much space for development. Great work speckle!
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Old October 11th, 2013, 08:52 AM   #3
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Brilliant!
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Old October 11th, 2013, 10:19 AM   #4
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Fascinating stuff. Had no idea this was in the pipeline.

I have a friend (much older than me!) who remembers going to the Gaumont cinema on Canning St . It burnt down in the 60s and is now Exchange Tower (previously BT's Scottish HQ I think).
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Old October 11th, 2013, 11:55 AM   #5
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It's certainly a promising development. I love the deck over the Western Approach Road. Linking the new development (and beyond to the Haymarket) to the current Exchange area should enliven the current Conference Square, which nearly always has a "28 Days Later" vibe whenever I've passed that way.

The Filmhouse desperately needs to move from its current home and while I'd rather have seen Richard Murphy's old Festival Square scheme realised this location could work. That, plus the projected amount of residential and retail should keep the area lively outside office hours.

A big new hotel right next door to the EICC is obviously a great idea and I don't think anyone will mourn the demolition of Conference House.
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Old October 12th, 2013, 04:59 PM   #6
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Quote:
Originally Posted by Kenspeckle View Post

New substation under construction earlier this year, once complete it will provide the foundation for some of the new development
I'm pretty sure those pics aren't from this year. These are the google aerial views up at the moment that I think date from festival time last year.





That Masterplan document says that the substation has to be finished and turned on before anything else can progress. Although it looks pretty finished, I've no idea if anything's actually turned on yet.

Last edited by Moschops; November 10th, 2015 at 10:46 PM.
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Old October 12th, 2013, 05:14 PM   #7
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Quote:
Originally Posted by Moschops View Post
I'm pretty sure those pics aren't from this year. These are the google aerial views up at the moment that I think date from festival time last year.





That Masterplan document says that the substation has to be finished and turned on before anything else can progress. Although it looks pretty finished, I've no idea if anything's actually turned on yet.
Good pics (and yes, those construction ones I found must be pretty old). That pair of prominent vents on the roof (which would be ground level of the new square) are referenced in the Exchange 2 planning docs...

Quote:
The new substation requires two ventilation elements at the podium level. These have certain technical requirements to allow the transformer equipment to cool properly, but precedents illustrate that tall vents within a public space can be transformed into a sculptural object. Working with the engineers to ensure they function properly, these provide an opportunity for commissioned public art within the public realm.
I think they are aspiring to something like this in London's Paternoster Square.

image hosted on flickr


Fingers crossed.
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Old October 14th, 2013, 11:37 PM   #8
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Some photos taken today:

Dewar Place






From the other end of Torphichen Street


From the Morrison Street bridge - the deck over the Western Approach Road would go to the far end of the substation building


It's not clear from the plans if the gap between the proposed hotel and the office building ('building B') would nicely frame St Mary's Cathedral from Conference Square or not


From Conference Square




From the bridge over the Western Approach Road


Does anyone here know anything about electricity substations - this looks to me like it's still in use but who knows?
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Old October 14th, 2013, 11:43 PM   #9
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Wow, this could really improve that whole area. Love the new raised pedestrian area.
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Old October 14th, 2013, 11:59 PM   #10
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Great pics, Moschops. Thanks.

They really give an idea of the size of the proposed deck over the Western Approach Road - it'll be huge! That substation stuff at the north eastern end of the site will definitely be going, its functionality replaced by whatever's going on inside the new enclosed substation building. And the facade of the Dewar's Place building is screaming out for redevelopment - it will look great.

Let's hope this happens sooner than later.
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Old July 3rd, 2014, 10:52 PM   #11
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I think this will be a fantastic development if it ever gets off the drawing board. It would certainly breath new life and better connect Haymarket with Fountainbridge and Tollcross.
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Old November 19th, 2014, 05:02 PM   #12
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Looks like this one might be finally stirring to life... I came across this current project on JM Architects website.

Quote:
Torpichen Street, Edinburgh


Date
2014

Client
City of Edinburgh Council

Value
£10 million

jmarchitects have been working closely with the City of Edinburgh Council to develop this high profile site on the corner of Torphichen Street and Dewar Place to create 56,000sqft of Grade A office space.

56,000sqft of Grade A office space is envisaged for this city centre site with clear flexible open plan floor plates ranging over 6 floors. As well as linking with the overall masterplanning strategy of the Exchange District, the building scale, materiality and aesthetics link the 1930’s tenement architecture to the south with the 1970’s office building to the west which was refurbished and re-clad in 2001. This corner site also completes the city block bound by Morrision Street to the south and Torphichen Street to the north. The form and mass of the building has developed from the scale of its neighbours with a linkage of cornice lines, fenestration pattern and sand stone facades culminating in a light glazed corner. A double height glazed entrance lobby presents itself to Torphichen Street to maximise impact and the building is topped by a glass box at roof level with panoramic views.


The Challenge

In close proximity to the Edinburgh International Conference Centre the Torpichen Street site is one of the few remaining city centre gap sites on the edge of the Exchange District.

The Solution

The building is configured to relate to the street corner and the height and massing of the surrounding buildings.

The Outcome

The building successfully creates a welcoming and high spec office environment that is well lit and column free. The reception area creates a double height frontage and a welcoming entrance from the corner of Torphichen Street and Dewar Place Lane.
The building plot, opposite the recently restored facade of the Dewar Place Electricity Generating Station, is currently a prominent gap site.



On the old masterplan, this plot was for Building E, intended for approximately 2,500 sq m of residential with some ground floor retail. Perhaps reflecting the market demand, the current proposal is now for office use and double the size.

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Old November 19th, 2014, 05:46 PM   #13
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Quote:
Originally Posted by Kenspeckle View Post
On the old masterplan, this plot was for Building E, intended for approximately 2,500 sq m of residential with some ground floor retail. Perhaps reflecting the market demand, the current proposal is now for office use and double the size.
It would also be on land for the proposed Building F, so presumably they've given up on the idea of persuading the Filmhouse to relocate there.
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Old November 19th, 2014, 06:07 PM   #14
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Quote:
Originally Posted by Moschops View Post
It would also be on land for the proposed Building F, so presumably they've given up on the idea of persuading the Filmhouse to relocate there.
Good catch. Maybe they're just balking at realigning Dewar Place. I'm almost certain the Filmhouse has ruled this site out - I think it's now a straight fight between Potterow and Fountainbridge, with the latter looking most likely.

I meant to add in my previous post that the office next door is also getting a slight facelift.

14/04201/FUL | Install new frameless glazing system and modify the external cladding. Replace the glazing to the secondary extension to the west and replace the curved fascia with new panels to match the new entrance proposals. Link the two extensions by connecting the canopy between the two. | 1F - 4F 40 Torphichen Street Edinburgh EH3 8JB

Existing


Proposed
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Old November 19th, 2014, 11:17 PM   #15
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I quite like the look of that Torphicen St office development. Nice strong corner building. Along with the adjoining office upgrade and the Premier Inn planned for the empty office building further down the street, it should add some welcome life to the street.
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Old December 4th, 2014, 09:02 PM   #16
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November update from The Edinburgh 12 Bulletin confirming a couple of recent developments.

Quote:
2. Dewar Place

This site includes a soon-to-be decommissioned electricity sub-station in the heart of the Business Exchange District of the City.

 A meeting took place between Scottish Power and CEC on 24 September to discuss issues and possible opportunities for CEC to assist in unlocking the site.

 A planning application has been received for a development close to this site that Business Partnerships is currently considering for comment - 14/04085/FUL Demolition of existing office block and redevelopment to form new hotel and ancillary uses, 24-28 Torphichen Street.

 An adjoining site is also being considered by an interested developer.
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Old July 29th, 2015, 07:53 PM   #17
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Report on the Proposed Disposal Strategy of 10-28 Dewar Place/44-50 Torphichen Street from last month's Economy Committee.

Quote:
Background

2.1 The Council owned land at Dewar Place/Torphichen Street extends to 0.114 ha
(0.28 acre), as shown outlined red on the attached plan. It forms a prominent
city centre gap site on the edge of the Exchange district, and has been vacant
since the previous tenements were demolished in 1994.

2.2 Since that time, various attempts to dispose of the site have failed due to a
combination of complex title issues, planning requirements with the adjoining
privately owned property, and site conditions relating to the presence of railway
tunnels beneath the site.

2.3 Miller Developments (MD) owns the adjoining site, shown outlined blue on the
attached plan. In 1998, the former owners of that site obtained planning
permission for residential development. Consequently, the planning advice at
that time was that development on the Council’s site would be significantly
restricted due to the need to protect the residential amenity of the adjacent site.
Consequently, the former owners of MD’s site, with Council consent, obtained
planning consent for office development over both sites.

2.4 This led to the Council entering into an agreement with MD to sell the sites
jointly. Following a joint marketing exercise, the Economy Committee, on 17
September 2013, approved the sale of both sites, to Manor Property Ltd for hotel
use, and the legal process was subsequently progressed with MD.



Main report

3.1 In late 2014, MD advised it was withdrawing from the sale due to lack of
progress with Manor, primarily due to protracted discussions in connection with
title issues during which time, market conditions had improved significantly.

3.2 The current position offers the Council the opportunity to review the disposal
strategy in terms of current policy, including a review of the planning position.

3.3 In view of this, and MD’s withdrawal from the joint sale, the Council has now
advised Manor Property Ltd that it will not proceed with a sale in isolation. The
Economy Committee authorised a joint sale and, due to changing circumstances
relating to planning and market conditions, the terms agreed with Manor are no
longer considered to be best value.

3.4 There are currently three main options for disposal as follows:

Market the Site for Disposal

3.6 Market conditions have substantially improved since the original transaction was
approved in 2013. The previous planning permission for offices is extant but
latterly, demand has been primarily for hotel use. The site lends itself to hotel
use rather than as modern offices as floor plate design is challenging due to the
tunnels below. Any variation of the consent would be treated as a new
application.

3.7 As the main railway tunnels from Haymarket to Waverley lie beneath the
northern section of the site, any building over or near the tunnels will require the
consent of Network Rail. To obtain this will involve detailed surveys including
structural and condition surveys. This process is long and costly and is likely to
take over a year at an estimated cost of £200,000.

3.8 Whilst there is a high level of interest in the site, primarily for hotel use, the lack
of certainty relating to the extent and cost of works required to the tunnels limits
the number of offers and certainty of price.

3.9 In order to market the site with greater certainty, it would be desirable for the
Council to undertake the surveys with the associated risks, costs and delay.
Currently, the Council does not have the financial resources to do this nor can
justify the risks involved.

Disposal to the EDI Group Ltd

3.10 Given the complex issues outlined above and the requirement to forward fund
the tunnel investigations, EDI could add value so as to maximise development
potential. EDI has the potential to access funding that would allow the tunnel
investigations to be undertaken prior to any marketing exercise.

3.11 The site provides a major development opportunity in the city centre and the
emerging planning situation with regards to the Exchange 2 Masterplan, in
connection with the Scottish Power site opposite, could allow EDI the opportunity
to engage with Scottish Power to ensure a comprehensive and holistic
development solution for the area. Alternatively, EDI could negotiate a fresh
approach in a joint venture with MD.

3.12 Initial discussions have taken place with EDI which has confirmed interest in
either purchasing the site or entering into a development management
agreement. If Committee is minded to approve this option, Heads of Terms will
be agreed and reported to the Finance and Resources Committee for approval
in due course. This would also require EDI Board approval.

Disposal to Miller Developments

3.13 Since withdrawing from the sale to Manor, MD has approached the Council with
a view to purchasing the site on the basis that it receives 15% developers profit
with the ultimate purchase price being split 80% to the Council and 20% to Miller
(as per the original transaction).

3.14 While combining the two sites would create a slightly larger site and potentially
create a better designed product, as a result of the planning review, matters
would have to be renegotiated with MD. A transfer of the site to EDI would not
prohibit MD from being involved, if a mutually acceptable deal could be agreed
between EDI and MD.

Conclusions

3.15 In view of the historic and existing challenges of the site, the availability of EDI
as a potential funding source, with the potential to bring added value as part of a
wider masterplan, should result in an acceleration of the development and
financial return to the Council. Consequently, it is proposed that the site be
transferred to the EDI Group Ltd on terms and conditions to be agreed.
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Old July 29th, 2015, 11:30 PM   #18
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It would be good to see this site moving. It looks like there's work to do, but this has to be as good a time as any to get something going. EDI does look like a sensible way forward.
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Old August 28th, 2015, 10:54 AM   #19
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John McLellan: What of Edinburgh masterplan?

Edinburgh Evening News - 28th August, 2015

Quote:
It is one of the last missing pieces of the city centre jigsaw, but the sale of a key component agreed yesterday could mean time is up for an exciting masterplan for what became known as Exchange Two.

Stretching from Morrison Street to the back of Rutland Square some estimates put the total value of the site at £50 million but ownership of the site is complex.

The City Council, ScottishPower and Miller Developments all have an interest, not forgetting Network Rail which is responsible for the Waverley-Haymarket tunnel underneath.

Now the Council has decided to sell its chunk to a London-based developer Croydon Hotels Ltd in a deal which could be worth up to £3m for the city.

Exchange Two took in the Conference House office block, the listed Victorian electricity sub-station on Dewar Place and a vacant plot on Torphichen Street, with plans to redevelop the site as a single project to complement the existing Exchange District first discussed nine years ago.

Since the demolition of the Princes Street railway station in 1970, the old track bed and goods yards have been gradually redeveloped, first by the West Approach Road and Sheraton Hotel, the EICC, headquarters for Scottish Widows and Standard Life, the Clydesdale Bank Plaza, and most recently the EICC’s Atrium extension.

This remaining corner proved problematic but an ambitious masterplan was finally approved by the City Council in 2010 which promised to bring ownership together under one grand strategy to breathe life into an area which has fulfilled some but not all expectations.

Conference Square, bounded by the EICC, the Atrium, the Sheraton Spa and Exchange Crescent could have been an attractive place but without shops, bars or restaurants it has remained defiantly lifeless. Santini’s, the high-end Italian restaurant, closed because of lack of custom and without places to socialise no-one lingers or meets there and those who use it just dash through on the way to or from work.

Exchange Two aimed to rectify that with shops and, of course, a hotel, but the most striking aspect was to have been the creation of a new plaza, to be known as St Cuthbert’s Square, to connect with Conference Square by building a cover over the West Approach Road.

A developer was appointed, but the Council pulled the plug on the deal three years later because of a lack of progress, but with the expectation that the masterplan could still be carried out by a different firm.

After the successful remodelling of Haymarket station and the progress with the goods yard redevelopment behind, the time should be 
right to complete the puzzle.

But now the different interests are going their own way, with the Council selling its interest and ScottishPower appointing a consortium including Duddingston House Properties, the company behind the hotel plan for the Old Royal High School, to look at what can be done with their plot.

The sub-station at the heart of ScottishPower’s site is still a vital part of the city centre’s infrastructure and the company has recently completed an upgrade of the cable network. The B-listed Victorian façade was to have been transformed into an arts venue under the original scheme, but that has now been shelved and the company no longer has an active proposal but hopes the consortium will produce something it can take forward.

Meanwhile, the Council’s sale is recognition that hotel demand in this area remains high; apart from the existing Premier Inn and the hotel now being built at the Haymarket goods yard, another hotel plan at 24-28 Torphichen Street was approved only in February this year.

What all this means for the masterplan is impossible to tell, but it’s hard to see the original, joined-up vision becoming a reality any time soon.

Sources at both the Council and ScotttishPower agree that the scheme was broadly welcomed at the time, so it could still form the basis for plans in the future although clearly there can be no guarantees.

In any case, the full programme can only be completed once detailed surveys have been done on the rail tunnels and a reinforcement plan agreed with Network Rail, as had to happen at Haymarket.

St Cuthbert’s Square will have to wait.
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Old November 10th, 2015, 07:21 PM   #20
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PAN submitted for a hotel on the Dewar Place site.

15/05132/PAN | Erection of Hotel development (Class 7), associated facilities and ancillary works. | Site 56 Metres West Of 2 Dewar Place Torphichen Street Edinburgh




Quote:
Public exhibition:

Wednesday 9th December, 2015 (2.30pm - 7.30pm)
Mercure Hotel, Gardner's Crescent
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