Office building redevelopment at 1 Thistle Street, New Town, Edinburgh

“The application is to retrofit and upgrade the existing Class 4 office building, including the redevelopment of the Link Structure between the Thistle Street Building and listed Queen Street Building, and erection of rooftop extensions to provide additional office accommodation and external amenity space at the upper levels. At the lower levels, the internal car parking will be replaced with cycle parking and other ancillary facilities, including welfare.”

“The basement of the Thistle Street building will include cycle parking and welfare facilities which can be accessed directly via the access ramp or internally. The welfare facilities have separate showers and changing areas, including include one unisex and one accessible changing room with a private shower in each.”

“Relevant Site History No relevant site history.”

“Pre-application discussions took place on this application.”

“The sustainable redevelopment of this office building will ensure that it remains fit for purpose and will contribute positively to the city's prime office supply, in a highly accessible location.”

“Overall, the development is in accordance with the development plan. The revised scheme will deliver a sustainable, high quality and well-designed development which will enliven and activate the north-west corner of St Andrew Square. The proposals include design features that will contribute to climate mitigation and adaptation, as well as encouraging biodiversity.”

“The proposed development will also have a neutral impact on the immediate setting of the category A listed buildings at the corner of Queen Street and North St David Street - see Viewpoint 2a). This view is already characterised by taller structures rising behind the pastiche façade of the Queen Street Building.”

“Within the current townscape context, the proposed increased height and massing will have an impact on the setting of this category A listed building. However, this impact will not be harmful due to the carefully considered design elements as detailed above.”

“The existing building is already tall. The proposals would raise the height and massing in the north-west corner of St Andrew Square to above the level of the neighbouring block to the south (Standard Life and Ibis). It would impose a taller building on a site where the topography is already falling to the north down North St David St, and a step- down in scale and height would be expected.”

“While HES welcomes this small reduction in height, although still considers that further design changes are necessary to reduce the impacts to an acceptable level. HES's initial concerns on the increased height on the site, reduction in the stepping down along North St David St and the sheer facades to the new storeys remain.”

“Two representation periods occurred, firstly in July for the original scheme and secondly in September for the amended scheme. A total of nine public representations were received, plus a single anonymous comment which cannot be accepted. These comprise seven objections, including from the New Town and Broughton Community Council, one neutral comment from Edinburgh World Heritage, and one supporting comment, summarised as follows:”

“− concern for the scale and massing in the surrounding context − concern that the extension overwhelms the building − impact on the surrounding area, setting, key views, and World Heritage Site − the design and materials do not match the surrounding area − the design has blank frontages to the street…”

“25/03183/FUL – Report by the Chief Planning Officer To GRANT planning permission subject to the conditions, reasons, informatives and a legal agreement as set out in section C of the report by the Chief Planning Officer.”

“The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted. If development has not begun at the expiration of this period, the planning permission lapses.”

“Planning permission shall not be issued until a suitable legal agreement has been concluded to secure the following contributions: − the sum of £157,749 towards the Edinburgh Tram. − the sum of £263,007 towards City Centre Public Realm Improvements.”