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Looks like CEC are proposing something good with the former stable building at Powderhall.

http://www.broughtonspurtle.org.uk/news/exciting-times-powderhall

CREATIVE SPACE AND NEW HOMES IN THE OFFING

The Council is considering the creation of a ‘workspaces and community space’ in the B-listed former stables and offices at 165 Broughton Road.

Artists’ studios and micro-enterprise offices could be leased out upstairs with flexible function space and other uses available on the ground floor. Attic and lower-ground-floor areas could be dedicated to ‘higher-value uses’.

Officials estimate that the complex could support between 21 and 56 equivalent full-time jobs.

The news emerged in a Report (Item 7.5) to the Housing and Economy Committee on 22 March.

Cost of repairs

CEC has earmarked £500k towards restoring and refurbishing the stables (from the City Strategic Investment Fund) provided enough grant funding can be found elsewhere to meet the estimated full cost of £1.5million.

Some of the money would go towards addressing extensive repairs to the roof, stonework, ceilings, doors and windows.

Demand and interest

Demand for such creative spaces is already high in Edinburgh, and likely to become more so now that St Margaret’s House on London Road has been sold for redevelopment.

CEC estimates that the cost of its investment could be recouped over 10 years through rents, or through a Community Asset Transfer (CAT).

Officials have already been in talks with city organisations likely to be interested in this approval, including Out of the Blue. Cllr Claire Miller (Ward 11) welcomed the possibility of a CAT, and called for consultation with community groups to be widened at the earliest possible opportunity.

Cllr Gordon Munro (Ward 13) sought and received an assurance that officials would fully investigate CEC retaining control and management of the facilities.

Going forward

A final decision on the allocation will be made by the Full Council at some future date, but provisional approval of the Report at this stage allows grant applications to begin over the next couple of months.

Officials will return to the Committee with a progress report after the summer.

New housing for Powderhall

If the upgrade goes ahead, it would form a hub for the CEC Development and Regeneration Team’s masterplan for the area.

DRT proposes 450 new homes on the site of the old Powderhall Waste Transfer Station.

These plans are still at an early stage, but include provision of a new nursery school, public realm and ‘community growing areas’.

Collective Architecture is currently working on the proposals, and an application for outline planning permission in principle is expected later this year.

Looking at the wider scheme of things, and how we build and sustain communities, it is a matter for profound regret that CEC crippled future expansion of Broughton Primary School in 2014 by selling off the adjacent 154 McDonald Road at a bargain-basement price of £361k (see Issue 252, p.2).
 

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Extract from Broughton Spurtle's article on the first Powderhall consultation event:

Officials are working with Collective Architecture and Urban Pioneers to consider how the site can be used, major driving forces being the urgent need for affordable housing in Edinburgh and the forthcoming expansion of early-years educational provision nationally.

Aims and objectives

In the masterplan’s own words, it sets out to:

• Deliver a City-wide flagship project that puts Powderhall ‘back on the map’
• Ensure that Powderhall and its community are at the heart of the masterplan and its development
• Undertake a collaborative, design led approach with co-creation and stakeholder working at the centre of the design process
• Create an exceptional place that is rooted in its historic and riverside context
• Develop a vibrant new neighbourhood combining elements such as residential, educational, community and commercial use in a holistic and sustainable way
• Deliver an exemplar energy strategy that optimises natural resources and site context
• Create a positive relationship with the Water of Leith and the surrounding parks and street.

The numbers and scale are yet to be finalised, but for now a roughly equal split between social, affordable and market rental properties is envisaged. All housing would remain rented in perpetuity, with the Council continuing to own and manage it. This is not a disposal of public assets to the private sector.

The aim is to create a mixed and stable community of long-term tenants.

At least two of the former bowling and putting greens are provisionally earmarked for a nursery, including outdoor space. Education and Housing Departments aim to avoid ‘silo thinking’ and are considering building sheltered intergenerational housing (for older people) above the nursery, with a meeting space shared between the community and residents.

The variable levels on the site lend it to a mixture of tenement and colony-style properties.

Careful demolition/decontamination of the old compactor and associated buildings will not be complete until 2020.

The former stables-block is not suitable for conversion to housing, and will more probably be converted to artist studios and micro-enterprise offices, with some form of associated meeting and performance space outside.
CEC's consultation site - Proposal to redevelop at the former Powderhall Waste Transfer Station.
 

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I like the idea of the cycle path to Meadowbank.



I'm sure Network Rail have long term plans to reinstate the Abbeyhill loop. I think I'm right in saying there would be enough space to have the cycle path built alongside the former Powderhall branch line, once the tracks have been lifted.
 

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’Public Review and Workshop’, Community events - 28th and 29th August 2018;

28th August between 2-6pm at McDonald Road Library (Nelson Hall) & 29th August 2018 between 4 - 7 pm at Drummond High School

Collective Architecture will illustrate previous 'Tell us about Powderhall' consultation summaries. We will use physical model to explore building forms and uses for public discussion. Public comments will be recorded and fed back to the design and client team.



‘Next Steps’, September 2018 – Venue to be confirmed

Presentation of proposed vision (using model and images) at public event to review and discuss.
More info here.
 

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Powderhall next steps

Broughton Spurtle - 25th October 2018

The latest drop-in consultation took place on Wednesday evening to discuss the development potential of the Powderhall site on Broughton Road.

The aim was to summarise the results of two previous rounds of consultation (describing broad trends of local aspiration and singling out a few ‘inspirational’ thoughts), and to outline next steps.

The information boards displayed at yesterday's event are promised to appear here later today. There is widespread local support for retaining as much green space as possible (despite which, two of the bowling greens seem likely to be built over), ‘intergenerational living’, active travel links, accessibility to and from nearby parks, careful control of traffic volumes.

The overall project divides into two parts.

Stables

First, the B-listed, red sandstone former stables are earmarked for refurbishment and conversion to a mixture of gallery, meeting space, kitchen, café, artist studios, micro-office spaces, and boardroom.

This would be paid for using a £500k Council reserve, a £1.1M donation from the Scottish Government’s Regeneration Capital Grant Fund (RGCF), and £400k from a combination of pots held by the Heritage Lottery Fund, the Green Economy Fund, and Historic Environment Scotland.

The RCGF application is currently at Stage 2, and if finally approved in January 2019 would almost certainly allow this element of the Powderhall project to proceed. Without it, there would be some serious head scratching and a strong possibility that the building would be sold off.

New housing

The residential component (300–450 units have been mooted) is led by the Council’s house-building programme, called 21st Century Homes. Its focus is on homes ‘for social and mid-market rent’, although some properties could be sold in the private market to help pay for the whole.

The programme promises affordable, low-cost, and energy-efficient homes at Powderhall as part of a mixed-use development which could include new nursery provision and accommodation for older people.

The next stage in the process is to produce a Place Brief collating all previous consultations and potential uses. This would generate broad development principles informing a Planning Brief for presentation to committee in December 2018.

Depending on the response to that, there would be another public consultation in the New Year followed by a planning application, possibly as early as spring 2019.

What next?

The consultations and explanations for this project have been exemplary so far in terms of frequency, approachability, and clarity. Sceptics point out, however, that the real decisions will be made later by a Planning Department subject to budgetary pressures like every other.

Those with something to say still have time to make a contribution: email [email protected]
Current proposals for the stables - most recent exhibition boards available here

 

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Powderhall Place Brief (pdf) available among the reports to this week's Planning Committee.



The Council intends to submit a PAN in 2019 for a housing led mixed use development on the footprint of the former waste transfer station (Area 1). This will be followed up by a detailed planning application no earlier than 12 weeks after the PAN submission.

It is anticipated that separate applications for planning permission and listed building consent will be submitted by the Council for the stable block (Area 3) early in 2019. The potential uses are workspaces, event space and community uses and is subject to funding availability.

The Council intends to submit a separate planning application for the site of the former bowling greens (Area 2) in early 2019. Potential uses include a nursery for Broughton Primary School and the wider area, housing for the elderly, affordable family and useable green space.
 

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Anyone have an insight as to whether the train spur will deffo be a bike path, and if so, how long we will have to wait for it ? Is it something only likely when construction of anything on this site kicks off, or hopefully separate and can get done before?
 

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Information boards from the March event added to the consultation hub.





Bowling green site design options



Project Time-line

The team have been developing strategies for the Powderhall Site which respond to the Place Brief and the information and opinions gathered throughout the consultation process.

Each of the areas will be developed in further detail, and applications for planning will be submitted for them individually. This is to allow each area to progress on a time-scale suitable for the requirements of the site and proposed uses.

A planning submission for the bowling green site will be made in late Spring / early Summer 2019.

The stables building was unsuccessful with its initial application to the Scottish Government’s Regeneration Capital Grant Fund. As a result, The City of Edinburgh Council are exploring options to gain funding to deliver the original proposals of artist studios, workspaces, function spaces and external public courtyard.

The waste transfer site will require further time to develop proposals. Throughout the design process for the whole site, there will be further opportunity for community and stakeholder engagement.
 

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Powderhall - A distant rumble of thunder

Broughton Spurtle - July 2019

The future of Powderhall remains uncertain. So far we’ve heard good intentions from the Council and a much vaunted willingness to listen, but little detail.

Last month, officials updated parents and locals at Broughton Primary School on progress. It emerged that the bowling greens and former transfer station sites are now to be treated together, not separately.

A proposal of application notice (PAN) will be submitted in July, with further public consultation following in August. In September/October, a full planning application may be submitted for the bowling greens, which could be approved in February/March 2020. Optimistic officials suggest building on the bowling greens could start in April 2020 and last a year.

But building of what? We won’t know for sure until the full planning application. We do know that escalating construction costs mean CEC can’t deliver the 3 nursery rooms and 198 places originally proposed; 2 rooms and 128 places are now envisaged. Year-round nursery education will be provided, but in what time-allotments has yet to be decided. There is no clarity on when kids might start in the new nursery, or what, if any, ‘intergenerational living’ arrangements are still planned.

Broughton PS’s Parent Council and Parent–Staff Association is wisely attempting to pin down Council terms like ‘amenity’ and ‘green space’. But their true meanings won’t be clear until the full planning application appears.

Various ‘competing’ CEC priorities have yet to be resolved: how to achieve best nursery-education results across the city as a whole; how to achieve optimum design outcomes; how to extract maximum value from the site by selling what proportion of housing to the private sector. With so much at stake and so little yet sorted, locals have good reason to feel uneasy.
 

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Extracts from the Delivery Strategy for Powderhall (pdf), from the papers of this week's Housing, Homelessness & Fair Work Committee.

The closure of the former waste transfer site at Powderhall has created an opportunity to transform this part of the city into a sustainable, mixed use neighbourhood. This will support several Council commitments including delivering new affordable homes as part of the 20,000 affordable homes target and prioritising the development of brownfield sites. Alongside, housing development an opportunity has been identified to deliver a new nursery in support of the Council’s early years strategy and to refurbish the former stables block to create employment opportunities and space for community uses.

A site plan attached at Appendix 1 shows the different elements of the site which require different approaches and funding solutions. These approaches will be brought together in a single masterplan that adheres to the principles of the approved Place Brief but allow a phased and incremental approach to delivery of the site. Community consultation to date has focused on the principles agreed in the Place Brief with consultation on a preferred layout still to take place.

The proposed delivery strategy objectives for the Powderhall development are as follows:

• to develop a vibrant new neighbourhood combining residential, early years and commercial uses in a holistic and sustainable way;

• to deliver an exemplar, highly energy efficient and sustainable development that supports the Council’s aim of achieving net zero carbon by 2030;

• to deliver new mixed tenure homes on the site, including a minimum of 35% affordable homes for social and mid-market rent;

• to deliver a new nursery with older persons affordable housing above (intergenerational living) including shared common space;

• to renovate the B listed stables block into flexible workspaces and community/ exhibition space with a new ‘civic’ courtyard to the rear;

• to ensure the development is well connected to the existing neighbourhoods and provides priority to cyclists and pedestrians through its active travel approach;

• to ensure safe and attractive public realm and quality open space; 4.3.8 to improve the natural biodiversity of the area by repurposing the brownfield part of the site; and

• to deliver best value for the Council in the development and maintenance of housing and other assets.

Design and Planning

A full design team has been appointed using the Council’s professional services framework to develop design to Royal Institute of British Architects (RIBA) stage 2. Subject to approval of the Delivery Strategy the team will be appointed to develop the designs further and secure Planning consent for each part of the site.

Following approval of the Place Brief and working with this document, the design team has been working on designs for the redevelopment of the site with a view to further community consultation. The following section summarises the approach proposed for future planning applications. It is designed to develop an integrated approach to master planning for the whole site, in consultation with the community, and to allow Planning to be secured timeously as required for individual parts of the site linked to the procurement route and timescales:

• A Pre-Application Notice (PAN) for the whole Powderhall site will be submitted in summer/autumn 2019. This will initiate further public consultation events and will include an online consultation exercise.

• A detailed planning application for the new nursery is planned for submission in late 2019. The application will be accompanied by a masterplan for the whole site as required by Planning Committee via approval of the Place Brief.

• A full planning application for the former waste transfer site will then be progressed. A masterplan will be submitted with this application. This will look to set key objectives around building heights, massing, road layouts and public realm, using the approved Place Brief and will be shaped by the community consultation.

Procurement Approach

Two main procurement approaches have been considered. This is either to treat the site as one single tender/phase or to divide it into two main tenders for the bowling greens and WTS.

It is proposed to breakdown the site into different procurement packages with enabling works across the whole site. This will help meet the timetable required for the provision of the new nursery, help the flow of construction traffic and site access throughout the programme. The main construction phases and procurement packages can be summarised as follows:

• One off package for the demolition of the waste transfer facility. This is currently underway and due to complete in July 2019.

• Procurement of a package of site enabling works including utility and sewer diversions.

• Appointment of a building contractor for the nursery and older persons housing using the procured Council’s housing contractor framework.

• Procurement of a development partner to build affordable homes for the Council as well as housing for sale and/or market rent and commercial units for the mixed tenure development on the former waste transfer site.

• Refurbishment of the stables block may form a stand-alone exercise or could be packaged with other elements depending on timing and funding

Housing Mix

Initial estimates indicate that around 250-260 new homes could be provided across both sites at Powderhall (WTS and the former bowling greens). The minimum percentage target of affordable homes to be delivered is proposed at 35%, a mix of social rented homes for the Council and mid-market rent for Edinburgh Living. A 35% target seeks to find a balance of delivering a higher percentage than the 25% minimum Affordable Housing Policy (AHP) requirement whilst trying to ensure the site contributes to wider Council objectives with the private housing for sale and/or rent providing a higher capital receipt towards transfer value.

A mix of house sizes and house types will be provided to meet a range of housing needs; including for couples, older people, families and households with specific needs.

Sustainability Strategy

Opportunities for active travel and alternatives to car use will be explored and promoted given the sites location adjacent to the city’s cycle network and close proximity to public transport routes (bus and future tram). The WTS also provides an opportunity to create high quality urban realm and new open space regenerating what was a former industrial site.

There are a number of options for delivering an efficient, low carbon energy solution for the site and work is underway to select one of the options having regard to the balance between the capital cost of the options, the most efficient form of heating and ultimately the affordability of energy to customers. Consideration is being given to the Council’s objective of being a net zero carbon authority and the contribution this project can make to demonstrating how this can be achieved in a way that is affordable for our customers.

The Scottish Government’s district heating objectives will be considered to ensure the scheme is compliant for the purposes of any funding that may be available such as the Low Carbon Infrastructure Transition Programme.

Stables Block

The B listed stables block acts as a vital ‘gateway’ to the site. Poor or incomplete conversion and lack of control would negatively impact on the housing redevelopment. It had previously been proposed that the stables block be refurbished into work/events space and a bid was made to the Regeneration Capital Grant Fund (RCGF) in mid-2018 to assist in funding this development. The RCGF bid was unsuccessful leaving a funding gap of approximately £1m.

A motion from Housing and Economy Committee has requested that an options appraisal is presented to this Committee within two cycles. This options appraisal is attached at Appendix 2. The preferred option recommended for approval is to retain the stables block and seek to rent it out to offset holding costs, with a view to potentially progressing a refurbishment at a later date, if a funding package can be assembled. The benefit of this approach is that the Council would retain control via conditions in the lease to ensure that the use complimented the housing development. The preference is to seek a partner who specialises in affordable work, community use spaces / creative art space, a use that would work adjacent to housing, which creates a ‘destination’ purpose for the building for the local and wider community.

This may represent a more challenging prospect for a tenant compared with taking a lease on a refurbished building but officers have engaged with potential operators and there has been interest in this proposed approach. Selection of the right partner may also open-up funding options that are not available to the Council directly. The view of officers is that this is a viable option and the best means of bringing the building back into active use in the short term while also developing plans for further refurbishment.

Next Steps

Subject to approval of the Delivery Strategy: submission of a planning application and associated masterplan in late 2019 for approval of a new nursery combined with housing for older people and enhanced open space on the former bowling greens site.

Preparation of an enabling works package for the whole site.

Preparation and submission of application(s) for funding for the stables block in parallel with securing a tenant to allow the building to be occupied.
 
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