Sarah Boyack MSP
Lothian
David Leslie
Acting Head of Planning
City of Edinburgh Council
Waverley Court
East Market Street
Edinburgh
EH8 8BG
06 January 2016
Dear Mr Leslie,
Application 15/05662/FUL, in respect of New Parliament House 5 - 7 Regent Road
Edinburgh EH7 5BL
I am writing to lodge my support for the above mentioned application. This support is
formulated following a visit to the school, representations from constituents across
Edinburgh and the Lothian region and discussions with heritage groups, and reflects upon
my submission to a previous application at this site. As a result of those discussions and
representations from individual members of the public, groups and organisations I am
strongly of the view that this application should be accepted.
This proposal to redevelop New Parliament House, known typically as the Old Royal High,
into a specialist music school and performance space has been welcomed because it will
bring the building back into use, preserve its historic legacy and build our cultural institutions
for the continued growth of our city, while providing a solution which seeks to preserve and
celebrate Edinburgh’s renowned Outstanding Universal Value and World Heritage status.
The Old Royal High is both part of a key skyline and is set in one of Edinburgh’s most
important viewing points. The current structure marks the most easterly focus of the New
Town skyline from Edinburgh’s Old Town, neighbouring St Andrews House, the Burns
Monument and Regent Terrace, and at the same time it overlooks the Waverley valley,
Canongate and out to Arthur’s Seat. I, like many, regard the building as a national treasure.
Like many of the landmarks on Regent Road and Calton Hill, the building is category A
Listed and therefore recognised as being of national importance due to its Greek Revival
architecture. Residents of Edinburgh, and indeed Scotland, recognise the cultural
importance and history of this building, reinforced due to its architecture and setting.
In its design and spirit, this proposal is consistent with the aims and policies of the Edinburgh
City Local Plan and the proposed Second Local Development Plan which seek to preserve,
protect and promote Edinburgh’s built heritage and continued development. I am of the view
that the proposal is acceptable in terms of the planning authority’s policies which govern
design quality (Des 1) and the impact on local amenity (Des 11) ensuring that conservation
policies are upheld. In particular these policies are: those which refer to the development
Sarah Boyack MSP
Member of the Scottish Parliament for Lothian
● The Scottish Parliament, Edinburgh, EH99 1SP
● Tel: 0131 348 5751
● Email: sarah.boyack.msp@scottish.parliament.uk ● Online: www.sarahboyack.com
Page 2 of 3
and/ or demolition of existing Listed buildings (Env 2, Env 3, Env 4 & Env 5); and those
which aim to conserve the city’s built heritage and Outstanding Universal Value (Env 1 &
Env 6). I have detailed my views with regard to these policies below.
The proposals put forward are offering not only a world class music school, which would
bring additional talent and culture into the capital, but also a public performance space which
could provide a concert venue, an assembly hall and an available space for events and
weddings. These could bring in economic success through their use, but the building would
also provide jobs for a wide range of skills on all levels.
The developer proposes demolition within the grounds of the property, including the
gymnasium. However this structure is more modern than the Neoclassical school building,
and in itself is not the focus of the listing of national importance, as well as being badly
structurally compromised already. The proposed education and accommodation extension
would not impact on the setting of St Andrews House and Calton Hill, or its cherished skyline
and the existing topography, largely out of sight from Regent Road and where visible the
developer has chosen to replicate the existing symmetry of the building, as the plans are
near invisible from outside the boundary. The impact on the building’s revered façade would
be minimal, and alterations would add value to the structure and overhaul its setting fit for
modern schooling and cultural events. The introduction of an entrance and foyer under the
main assembly hall would recognise and promote the national merit of the building. For
many the lack of an entrance from ‘the front’ of the building is a curious anomaly which has
perhaps hindered its reuse for decades; the reorientation of the building with access to the
front would bring new life to this building. The new access is proposed to be below the
existing front, without compromising the façade of the building.
The new build accommodation blocks and the foyer are discreet and complimentary to the
existing building without having a detrimental effect on the immediate setting, listing or
historical function. Refashioning the opaque ceremonial façade, in addition to public realm
improvements fronting the building looking out over the south of Edinburgh and Arthur’s
Seat, will harmonize the building in relation to its proximity with St Andrews House and the
eastern edge of Edinburgh’s redeveloping east end. The school, which will provide a cultural
function, has a setting amongst several of Edinburgh’s most important and globally
significant buildings, which justifies the demolition of the gymnasium which is not key with
the main building. Much of the setting and the importance of the school would be preserved,
in keeping with both local plan and SHEP policies, recognising the import of protecting the
building.
Historic Scotland previously dismissed the justification for demolition under its own Scottish
Historic Environment Policy1 (SHEP) which requires ‘no listed building should be demolished
unless it can be clearly demonstrated that every effort has been made to retain it’. A recent
application for a luxury hotel redevelopment considered the demolition of parts of the
building, alongside the erection of two imposing and dominant hotel accommodation wings
which employed materials uncomplimentary to the existing form. In that instance the
provisions of SHEP and Env 2-6 had not been exhausted prior to the submission of this
application, by either the current owner of the building, the City of Edinburgh Council, or the
proposed tenant, Duddingston House Properties, that demolition, alteration, extension and
impact on the setting of Listed Buildings must only be permitted in exceptional
circumstances. As that application has since been refused, on the basis of the demolition
and highly dominant structures, it is clear that this application is far more sympathetic to the
spirit and letter of SHEP and should be considered acceptable. It was claimed that the cost
of restoration of the building could only be met so long as the business case for that
proposal could be delivered. This new proposal for the music school however, instead
provides a further option sympathetic to its setting, and is claimed to be viable and fully
1
Scottish Historic Environment Policy, Historic Scotland. Published December 2011, available online
at http://www.historic-scotland.gov.uk/shep-dec2011.pdf. Last accessed 02 October 2015
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funded by the St Mary’s Music School. Nonetheless, it is clear that the City of Edinburgh
Council as planning authority must rigorously scrutinise the estimated cost of restoration as
part of the business plan provided. As owner and local authority, the City of Edinburgh
Council has an underlying responsibility to ensure the preservation of listed buildings within
its boundaries, and must seek to verify the extent and potential cost of restoration.
Although not a direct planning consideration, it is pertinent to note the St Mary’s Music
School’s intention to deliver the substantial financial investment needed. The additional
benefit to the city which this proposal would deliver needs to be considered. It would not just
see the retention of this historic cultural asset and its setting, but it would in addition help
deliver the preservation and promotion of Edinburgh’s educational and music heritage, key
to ensuring the city’s cultural success for future generations.
The preservation of our World Heritage status is critical to the future success of the city.
Env 1 is entirely clear that the importance of the status must not be compromised by
development, regardless of perceived or estimated economic benefit. That status is a key
reason why our city enjoys increased economic benefit from tourism year after year,
benefitting both Edinburgh and the rest of Scotland. I note that previous stark warnings
received from UK Committee of the International Council on Monuments and Sites (ICoMoS)
that the city’s Outstanding Universal Value could be at risk have not been reissued since the
previous application was refused.
As I have outlined in my submission, it is clear that this proposal is considerably more
appropriate than applications 15/03989/FUL & 15/03990/LBC because of its sympathetic
reuse and complimentary redevelopment of the old Royal High buildings and its current
setting, as part of Edinburgh’s east end. This is one of our most important cultural assets
and has both national and local significance. The opportunity to protect and enhance that
asset for the future must be seized. The proposal has the potential to benefit the city and our
future economic and cultural success. I therefore support this application and wish my
comments to be recorded appropriately.
Yours sincerely
Sarah Boyack MSP
Member of the Scottish Parliament for Lothian (Scottish Labour)