Proposed World-Class Hotel at Former Royal High School, Regent Road, Edinburgh Royal High... ·...

Proposed World-Class Hotel at Former Royal High School, Regent Road, Edinburgh

Environmental Statement Non-Technical Summary

3rd September 2015www.oldroyalhighschool.com

Duddingston House Properties and Urbanist Hotels

Former Royal High School, Edinburgh | Environmental Statement Non-Technical Summary2

Former Royal High School, Edinburgh | Environmental Statement Non-Technical Summary 3

Contents

1 Introduction 4

2 Site context 5

3 About the project 8

4 Design development 10

5 Construction of the proposed hotel 11

6 The Environmental Impact Assessment findings 12Access and transport 12

Air quality 13

Daylight, sunlight and overshadowing 13

Ecology 13

Geology 14Historic Environment 14Noise and vibration 15Townscape and landscape 15Visual impacts 15Waste 16Water resources and flood risk 16

7 How to find out more 17


1 Introduction

Duddingston House Properties and Urbanist Hotels have applied for planning permission to redevelop the former Royal High School in Edinburgh, to create a new hotel of international standing.

The aim of the project is to provide a world-class hotel on this important site and to achieve the sustainable re-use of this prominent building.

The planning application has been submitted to the City of Edinburgh Council and is accompanied by an Environmental Statement which describes the impacts of the scheme. This document provides a non-technical summary of the Environmental Statement.

Figure 1: The location of the proposed development site is in the city centre of Edinburgh


2 Site Context

The former Royal High School buildings sit on the southern slopes of Calton Hill and are highly visible from the Waverley Valley and Edinburgh Old Town. Regent Road forms the site’s western and southern boundaries, with housing on Regent Terrace forming its eastern edge. Calton Hill provides a backdrop to the buildings and forms the site’s northern boundary. The total area of the site is 17,600m2.

The former Royal High School was designed by Thomas Hamilton in 1825 and is one of the main features of the group of buildings set around the rugged outcrop of Calton Hill. The Hamilton building, two front pavilions and the belvedere tower formed part of the original design by Thomas Hamilton (Figure 3). To accommodate the changing requirements of the school in the late 19th and early 20th century, the four additional buildings were built around the Hamilton building (see Figure 2). These buildings have reduced the quality, setting and character of the overall site. The Hamilton building plus the two front pavilions, gymnasium and west gate lodge are all category A listed buildings. This means that these buildings are of national or international importance. The classroom block and west gate lodge are currently used as offices by the City of Edinburgh Council.

Apart from the former Royal High School buildings, most of the site is hardstanding with small areas of grass, trees and bushes.

Figure 2: All proposed works within the site redline boundary have been assessed in the full Environmental Statement.


The entrance is from a mini-roundabout on Regent Road at the western end of the site. There are no other entrances to the site and it is currently closed to the public.

Figure 3: The original site layout of the former Royal High School as per Thomas Hamilton’s design.

The Hamilton building and former Royal High School site as designed by Thomas Hamilton,

prior to the addition of ancillary buildings.

The Surrounding Area Calton Hill is a popular area with walkers and tourists. A number of monuments and statues are located on Calton Hill, most of which are category A listed, including Nelson’s Monument and the National Monument. Calton Hill also forms part of the Arthur’s Seat Volcano Site of Special Scientific Interest, which was designated for its geological and botanical interests.

The Burns Monument is located about 65ms south-east of the site on the south side of Regent Road, and is a category A listed building. New Calton Burial Ground is approximately 110m to the south-east of the site and is category B listed.

To the east of the site, Regent Terrace includes a group of A-listed houses, the nearest of which is approximately 15m from some of the buildings to be demolished on the site.

Regent Road borders the site to the south and west, and provides access onto London Road and to Waterloo Place and Princes Street. It is a main vehicular route which connects the city centre to the east of the city.

The main rail line from Waverley Station passes about 40metres south of the site, through a tunnel running beneath Regent Road.

A B-listed telephone box, dating from about 1935, is located on Regent Road, immediately to the west of the site entrance. The A-listed St Andrew’s House is situated opposite the telephone box. This is a Scottish Government building and is the office of the First Minister.

Site DesignationsIn addition to the A-listed buildings, the site forms part of the Old and New Towns of Edinburgh UNESCO World Heritage Site. As such, the area is considered by the United Nation’s World Heritage Committee to be of Outstanding Universal Value. The site is also part of the New Town Conservation Area and The New Town Gardens designated landscape.

Figure 4, Figure 5 and Figure 6 (from top to bottom): Listed buildings on Calton Hill, residential properties on Regent Terrace and the Burn’s Monument.


Figure 7: Annotated aerial image of the site and surrounding area.


The proposal includes alterations to and restoration of the Hamilton building and the east and west front pavilions. The remaining four buildings on site are to be demolished, including the A-listed gymnasium and west gate lodge.

3 About the project

Figure 8: Buildings to be demolished and retained on site


New wings are to be constructed on either side of the Hamilton building where the bedroom accommodation will be located as well as large leisure, banqueting and conferencing facilities. The wings form part of a new setting for the school building that has been inspired by Hamilton’s original vision for the site, reinforcing the Hamilton building’s prominence and unblocking and framing views to it.

As a part of the redevelopment, permanent public access to the Hamilton building will be created for the first time in history. The impressive, formal rooms of the building are to be used as spaces that are open to the public including lounges, bars, a restaurant and a galleried reception hall. Pedestrian and vehicle access is also to be improved.

Figure 9: Aerial view of the proposed development from above Regent Road.

Figure 10: An aerial impression of the proposed hotel from above Calton Hill.


Several key factors have influenced the design of the proposed hotel. The main one of these was to establish the most sensitive and coherent form of new buildings to be constructed on site. Design options were continually assessed for their impacts on the Hamilton building, its setting and the wider Calton Hill landscape (Figures 11, 12 and 13).

These matters were discussed with various stakeholders from the beginning of the project and two public exhibitions were also held in early 2015. In particular, frequent, ongoing meetings have been held with the City of Edinburgh Council, Architecture and Design Scotland and Historic Scotland.

The early design of the bedroom wings developed as simple, straight-lined blocks that were scaled and located in the site so as to not overpower the Hamilton building (Figure 13). This design was displayed at the second public exhibition day in March 2015 and the response from a number of those supportive of the hotel proposal was that the simple, rectangular forms of the wings were resulting in the Hamilton building being incorporated into a continuous terrace of buildings rather than standing apart as intended by Thomas Hamilton’s original design for the site (Figure 3).

All comments gathered during the extensive consultation exercise have informed the significant changes to the design of the proposed hotel. The final proposals should be seen as the conclusion of an exercise that sought to address all stakeholder comments and concerns and to find the best outcome for the Hamilton building and the former school site as a whole. Specifically, the final design has developed to be more sensitive to the unique and historically important setting of the former Royal High School and Calton Hill and to mitigate any massing effects to residential properties on Regent Terrace.

4 Design development

Figure 11, Figure 12 and Figure 13 (from top to bottom): Architectural sketches showing initial design options.

The proposed design of the bedroom wings (as seen in Figures 9 and 10) is inspired by the landscape setting of the site and as such, creates a clear contrast with the Hamilton building. The bedroom wings have been shaped to step away from the Hamilton building, greatly increasing the distance between the new and old buildings and allowing views through to Calton Hill. The proposed design has drawn inspiration from the rock outcrops and geological significance of Calton Hill and responds positively to both the Hamilton building and overall setting of the development.


Due to the early stage of the development process, a contractor has not yet been appointed. As such, the exact methodology and duration of construction activities is not yet known. However, Sir Robert McAlpine have provided indicative construction information upon which the Environmental Impact Assessment was based.

The assumption made in the Environmental Impact Assessment was that a period of 27 months will be required to complete the demolition, renovation and construction of the proposed development. Upon appointment, a contractor will produce a detailed demolition and construction methodology that will be used on site.

In order to allow the construction of the proposed wings, it will be necessary to remove areas of bedrock from the site. Due to the close proximity of the Hamilton building, residential properties, and tunnels and railway lines associated with Waverley Station, any rock removal method needs to be sensitively implemented. The exact methodology for rock removal is not yet known but the Environmental Impact Assessment has assumed the worst-case scenario.

It is likely that the appointed Contractor will be required by the City of Edinburgh Council to provide a Construction Environmental Management Plan for the site. This will detail the approach to managing environmental aspects such as noise and dust generated from construction activities. This will be produced in light of relevant legislation and in discussion and agreement with the Council. All contractors associated with the proposed development will be required to follow the Construction Environmental Management Plan in order to minimise the risk of environmental impacts.

5 Construction of the proposed hotel

Figure 14: Architectural impression of the proposed hotel from Burn’s Monument.


The Environmental Impact Assessment and design process have been undertaken to assess, avoid or reduce negative environmental effects and to also identify and promote positive effects as a result of the proposed development. All construction effects will be temporary in nature.

The assessment has considered the following aspects of the environment:

• Access and transport

• Air quality

• Daylight, sunlight and overshadowing

• Ecology

• Geology

• Historic environment

• Noise and vibration

• Townscape

• Visual

• Waste

• Water resources and flood risk

6 The Environmental Impact Assessment findings

Access and transportAn assessment was undertaken of the effects of the proposed hotel development on the surrounding transport network. The effects of the proposals on the surrounding pedestrian, cycle, public transport and local road networks were considered.

Any environmental effects resulting from the construction of the proposed hotel will occur during the hours of site operation. It is predicted that the number of construction vehicles will result in a small increase in the total number of Heavy Goods Vehicles travelling along Regent Road. Given this minor increase, the overall impact of construction activities on the operation of Regent Road is considered to be not significant (negligible to minor) and the successful implementation of the Construction Traffic Management Plan will further mitigate any impacts.

The assessment examined the future operational effects of the development in 2018. No on-site parking will be provided for staff or guests and thus low amounts of traffic will be generated by the proposed development. Operationally, the impacts of the hotel on levels of severance, driver delay, pedestrian delay, pedestrian and cycle amenity are considered to be not significant (negligible). As the effect of the hotel on the local road network is negligible, no mitigation in terms of road improvements is proposed. A Staff Travel Plan is likely to encourage more sustainable staff travel behaviour.

The proposed servicing arrangements of the hotel mean that there may be conflict between pedestrians and the service vehicles which must cross the footpath on the north side of Regent Road to access the hotel service bay. However, this will also be not significant (minor) on accident levels and issues of safety. A Service Management Plan will help improve safety levels at the hotel service bay access. However, the impact of both the Staff Travel Plan and Service Management Plan will be limited as the pre-mitigation impacts are already likely to be minimal.


Air qualityThis effects of the demolition, construction and operation of the proposed hotel on local air quality has been assessed.

During construction of the proposed development, there will be a medium risk to dust soiling and human health effects arising as a result of demolition and construction activities. Best practice mitigation measures have been proposed to control and minimise dust emissions from the construction activities on the proposed development site. With the implementation of these measures, it is anticipated that there will be no significant residual effects during demolition and construction of the proposed development.

During operation of the proposed development no significant effects were identified as a result of traffic and energy plant emissions for any of the assessed pollutants.

Daylight, sunlight and overshadowingAn assessment has been made of the likely significant effects of the proposed development on daylight, sunlight and overshadowing. The design process sought to minimise effects on daylight and sunlight at nearby sensitive properties such as residential properties on Regent Terrace (Figure 2).

The east wing of the proposed hotel overlooks private gardens in Regent Terrace. The stepped form of the wings mitigates the effects on the surrounding properties and areas for sunlight and daylight. Furthermore, the windows that are facing the private gardens are translucent and for a certain portion, opaque. Thus there will not be a direct view of any private gardens from the east wing.

The assessment found any effects to be not significant (negligible) for the surrounding properties. No residential windows included in the assessment recorded a noticeable reduction in sunlight or daylight availability due to the proposed hotel. The effects on amenity areas were also not significant (negligible).

EcologyThe likely significant effects of the proposed hotel on the habitats and species that are of ecological interest on site have been assessed.

Arthur’s Seat Volcano Site of Special Scientific Interest, is designated for geological interest only at Calton Hill (not ecological interest) and is not within the site redline boundary. No construction activity will be undertaken within the Site of Special Scientific Interest and it will not be impacted by the development.

Site habitats include amenity grassland, scattered trees and scrub. These will all be removed in advance of demolition and construction works. Low numbers of wood pigeon, lesser black-backed gulls, and feral pigeon were recorded nesting on site. The habitat for these nests will be removed during demolition and construction. This will result in a significant impact at a site level. The landscape planting for the development, and the green roofs, will provide habitats on site after construction, and potential nesting areas for bird species. Bird boxes are also proposed to be erected on site or immediately adjacent, to provide nesting opportunities. As such, the operational impact of the proposed hotel is not significant.

No bat roosts were recorded within the site, and bat activity was considered to be low across the area. However, bat boxes are proposed to be erected on site or immediately adjacent, to provide roosting opportunities. No significant effects are anticipated.


GeologyThis section looks at the likely significant effects of the demolition, construction, and operation of the proposed development on local geology.

The most significant activity impacting geology at the site is the proposed removal of a significant volume of bedrock to allow the construction of the bedroom wings. Rock pre-treatment will be required to allow mechanical excavation of bedrock on site. A low noise and vibration method of pre-treatment has been suggested by a contractor as a potential method for this development. A rock pre-treatment optioneering assessment should be undertaken to identify the most appropriate pre-treatment methodology for field trials. This assessment should be performed in consultation with relevant stakeholders including Network Rail and Scottish Natural Heritage. With the implementation of appropriate mitigation measures during the demolition, construction and operational phases, the residual impacts on geology have been assessed as not significant (neutral).

No contamination that would pose any risk to human health, the water environment or buried structures and services has been identified on site. However, measures have been recommended to further reduce risks, particularly to demolition and construction workers.

Calton Hill is part of the Arthur’s Seat Volcano Site of Special Scientific Interest and is designated for geological interests. No demolition or construction activity will be undertaken within the Site of Special Scientific Interest boundary and it will not be impacted by the development. Residual impacts relative to the Site of Special Scientific Interest are considered to be slight/moderate positive in the operational phase due to the potential benefits of increased geo-tourism associated with the new hotel development.

Historic EnvironmentAn assessment has been made of the likely significant effects of the proposed development on the former Royal High School and the wider historic environment.

There is considered to be a low potential for the discovery of buried archaeological features and deposits which predate the construction of the Royal High School within the proposed development area, due to extensive quarrying and levelling which occurred in advance of each of the phases of construction of the Royal High School. Remains associated with the construction and use of the Royal High School, including the foundational remains of two former buildings may survive as sub-surface deposits.

The Classroom Block, the Luncheon Hall, the Gymnasium Block, and the Lodge would be demolished as part of the proposed development. Demolition of the Lodge would cause a significant adverse effect, but no other significant effects resulting from demolition are predicted. The demolition of these four buildings would restore the layout of the former Royal High School to its original layout, as intended by Hamilton, resulting in a predicted beneficial effect on its setting.

The Hamilton Building and its east and west Pavilions would be affected by alterations to their external fabric. These alterations are not predicted to be significant. Alterations to the interior fabric would have a significant beneficial effect upon the buildings. None of the alterations would detract from the special interest of the Royal High School, or the reasons for its designation as a Category A Listed Building.

The effects of demolition and of alterations to the fabric of the historic buildings would be offset by a programme of historic building recording and architectural watching briefs

No significant effects upon the setting of historic environment assets in the wider landscape have been predicted and the development would not have a detrimental effect on the Outstanding Universal Value of the World Heritage Site.


Noise and vibrationThis section summarises the assessment of noise and vibration from the demolition, construction and operation of the proposed development.

With respect to demolition and construction activities, un-mitigated daytime noise levels would result in likely significant effects at the closest sensitive receptors such as residential properties on Regent Terrace (see Figure 2). Vibration effects from demolition and construction have been identified as not significant (negligible). Site specific demolition and construction noise and vibration controls would be implemented including site working hour restrictions and measures to reduce noise and vibration at the source. Nevertheless, temporary adverse effects were identified during some phases of demolition and construction.

Target noise levels will be developed to ensure compliance with local criteria and international guidance for operational noise and vibration from building services, deliveries and entertainment spaces. As such, noise emissions during operation would be controlled through design and would not require complex mitigation measures to ensure that there would be no significant residual adverse noise or vibration effects from the proposed scheme.

During operation, there would be no likely significant adverse noise effects due to increase of road traffic flows.

TownscapeThe townscape assessment has considered the effects of the proposed development on townscape character and townscape and landscape designations.

A total of 14 Townscape Character Areas were identified and assessed within the defined study area, which was based on visibility of the development within a radius of 5.5km from the site.

There will be significant direct, physical effects on the townscape of the project site due to the development proposals. These were considered to be beneficial, due to the positive contribution by virtue of good design, including improvement to the public realm.

Significant effects would be experienced on the Calton Hill Townscape Character Area, and are considered to be beneficial due to good design, taking account of the extent to which the development fits with the existing character of the area.

The effect upon all 20 Designated Townscapes and Landscapes within the study area were considered to be not significant.

Cumulative effects on townscape and landscape as a result of the addition of the development were also assessed in conjunction with Edinburgh St James, Caltongate, and the City Observatory developments. No significant cumulative effects were identified.

VisualA visual impact assessment of the proposed development have been completed.

A total of 35 day time viewpoints within the study area, defined on the basis of visibility of the proposed development within a radius of 5.5km from the site. These were agreed for assessment in consultation with the City of Edinburgh Council.

Significant visual effects would be experienced at 11 of the selected locations: of these, six were considered to be beneficial.

Significant adverse visual effects were identified at Canongate Kirk, Regent Road, and Calton Hill Drive.

Effects at night time were assessed for two of the views; at Queens Drive in Holyrood Park, and at St Anthony’s Chapel. The assessment found that the night time effects on both these views would be significant and beneficial.

Two views were also selected for assessment of cumulative visual effects. Cumulative effects were assessed in conjunction with the Edinburgh St James, Caltongate, and City Observatory developments. No significant cumulative effects were identified.

Design iteration and mitigation has been informed iteratively by on-going assessment of landscape and townscape effects, resulting in an optimised design solution.


WasteThe waste assessment considered the likely significant effects of waste generation during demolition, construction and operation of the proposed development.

The significance of the predicted effects of demolition and construction waste generation by the proposed development are assessed to be not significant (negligible).

The construction of basements for the new development will lead to the generation of significant volumes of bedrock material. Demolition activities will also give rise to materials, such as concrete, stone and brick. Mitigation measures for demolition waste have been identified including:

• Following the Demolition Protocol

• Striving to re-use/recycle demolition waste onsite. Where this is not feasible, strive to re-use/recycle demolition waste on other local construction projects

However, for any resulting bedrock and demolition waste, it will be considered if these materials could potentially be used on site through re-use or recycling.

The significance of the predicted environmental effects of commercial waste generation by the proposed development is also to be negligible.

During operation, waste will be managed by the proposed development’s operator and an appropriate waste management contractor. The waste storage areas will meet the guidance in the relevant British Standard for Waste management in buildings.

Water resources and flood riskThis section explains the assessment of the likely significant effects of the demolition, construction and operation of the proposed development on local water resources and flood risk.

There is a potential for contamination of groundwater and surface water from the demolition and construction stages.

There is potential for an increase in surface water run-off during construction, demolition and operation of the proposed development. Efficient measures should be put in place to ensure that surface water runoff does not increase flood risk at the proposed development site, or pollute surrounding water sources. Current designs show green roofs on each new hotel wing. This would also help to reduce the overall surface water runoff.

The proposed development incorporates two basements, below groundwater level. This would make it necessary to temporarily dewater the excavations during construction. Discharges of groundwater would be to the combined sewer. The proposed basement could also disrupt groundwater flows and levels in the immediate vicinity of the site. Permeability testing within the bedrock should be undertaken to assist in informing the design of groundwater control schemes and allow a water management plan to be created for the basement excavations.

Consultation will be undertaken with the City of Edinburgh Council and Scottish Water to determine the requirements for Sustainable Urban Drainage System features, the design of attenuation and to agree the maximum rate of discharge, if applicable.

Water efficient technologies will be used within the proposed development, where appropriate, to reduce the water supply requirements.


7 How to Find Out More

The full planning application, including the Environmental Statement can be found on the City of Edinburgh Council planning portal (http://www.edinburgh.gov.uk/).

Any comments on this application should be made directly to the City of Edinburgh Council via their online Planning and Building Standards Portal or in writing to:

Head of Planning and Building Standards,

Services for Communities,

Waverley Court,

4 East Market Street,

Edinburgh,

EH8 8BG

Information on the proposed hotel can be found online at http://www.oldroyalhighschool.com

If you require any further information regarding the proposed development of the former Royal High School, please get in touch:

Jim Sorrell

Sorrell Associates

The Green House

41 St Bernard’s Crescent

Edinburgh

EH4 1NR

Email: [email protected]

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