Iceni Projects - Edinburgh East Coast

Scotland Experience

Edinburgh and the East Coast Project Showcase Feb 2025

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An Introduction to Iceni Projects

Scotland Planning

Where those in property and development come for commercially-minded, strategic advice and results.

Since opening the Glasgow office in 2016, our list of clients and projects in Scotland has grown quickly. Our team has a well-respected and enviable reputation in Scotland, for the delivery of sound and commercially-minded planning advice on complex projects, both large and small.

Building on this success, our Edinburgh office opened in August 2019 representing an exciting chapter in the growth of Iceni Projects and particularly the business in Scotland. The Edinburgh team has grown steadily since, securing a number of high-profile projects and successful outcomes for our clients.

Our team endeavours to be trusted advisors to all our clients, providing creative solutions that meet client requirements and add value. We operate at the forefront of a wide range of sectors from residential and commercial development, to cutting-edge energy projects.

Our clients include Home Bargains, Tim Horton’s, Cala Homes, Bellway Homes, Moda Living, Derwent London, Legal & General, M&G Real Estate, Mactaggart

& Mickel Homes, Keepmoat Homes, Downing, Hallam Land and Taylor Wimpey.

As a business, Iceni Projects formed in 2005, Iceni Projects is a leading and preferred consultancy for a fast-growing number of clients. From our offices in Edinburgh, Glasgow, London and Manchester, we deliver on a variety of schemes across the UK.

Our Tribe now provides specialist advice in the fields of archaeology; built heritage and townscape; delivery (viability and CPO); design; EIA management; engagement; planning; sustainable development and transport. They are talented, relentless, intelligent, bold and experienced. Individually or collectively, you’ll know when you’re with Iceni Projects.

Your Strategic Adviser

Your Strategic Advisor

Birmingham

The Colmore Building 20 Colmore Circus Birmingham, B4 6AT T: 0121 262 4148

Edinburgh 14-18 Hill Street

Edinburgh, EH2 3JZ T: 0131 370 3486

Glasgow

201 West George Street, Glasgow, G2 2LW T: 0141 465 4996

London Da Vinci House 44 Saffron Hill, London, EC1N 8FH T: 020 3640 8508

Manchester Dalton Place 29 John Dalton Street, Manchester, M2 6FW T: 0161 509 2840

Scotland Experience | Edinburgh and the East Coast Introduction

Team Structure

The Team Structure of Iceni

Ian Anderson Chief Executive

Andrew Gale Chief Operating Officer

James Bompas Director | Business Devt. & Strategic Planning

ARCHAEOLOGY

Paul McColgan Director

ENGAGEMENT & PLACE

IMPACT MANAGEMENT

Gemma Gallant Director James Jaulim Director

John Mumby Director

Kieron Hodgson Director

Leona Hannify Director

Lewis Westhoff Director

DESIGN

Claire Cogar Director Laurie Handcock Director

LANDSCAPE

BUILT HERITAGE & TOWNSCAPE

Nick Walker Director

PLANNING

Jonathan Stewart Director

ECONOMICS

Danny Collins Director

Nick Ireland Director

Matt Kinghan Director

Sam Griffiths Director

Silke Gruner Director

Callum Fraser Director

Gary Mappin Director

Ian Gallacher Director

Ian Mayhead Director

James Waterhouse Director

Lorna O’Carroll Director

Nick Grant Director

Simon Fowler Director

TRANSPORT

Clive Burbridge Director

Rob Amey Director

Scotland Experience | Edinburgh and the East Coast Introduction

Iceni Projects Scotland

Glasgow Planning

Edinburgh Planning

Scotland Planning Support

West Craigs

West Edinburgh

Over the past several years, Iceni has advised on one of the largest land releases in Edinburgh (West Craigs, West Edinburgh) on behalf of the landowner, West Craigs Ltd.

Our initial involvement was to promote the site for green belt release through the Local Development Plan process. Having secured a successful allocation, we then secured Planning Permission in Principle at Appeal in September 2019. Since then, we have been successful in delivering several AMSIC applications on the site, as well as the discharge of conditions, to allow it to be delivered. The site will accommodate c. 2,000 units when fully built out.

Iceni was central to securing the successful allocation of the site within the Local Development Plan, and then going on to gain planning permission at Appeal. This involved extensive pre-application discussions with City of Edinburgh Council, key local stakeholders, and members of the public, and co-ordinating a project team to ensure that all technical issues at the site were successfully addressed.

We continue to advise West Craigs Ltd on this site, as well as their other land holdings in the area. These additional landholdings have the potential to deliver c. 1,000 units between them.

The Royal Hospital for Sick Children Edinburgh

Iceni projects were appointed by Downing Property Services to provide planning services in support of proposals for the mixed-use redevelopment of The Royal Hospital for Sick Children (RHSC) in Edinburgh.

The RHSC site reflects the hospital’s almost continual growth and expansion since its opening in 1895. The RHSC has an iconic status within Edinburgh and contains a collection of historic properties, including Category A, B and C listed buildings. Downing purchased the RHSC site following NHS Lothian’s decision to relocate to a new purpose-built facility adjoining The Royal Infirmary of Edinburgh. Downing’s proposals provide for the comprehensive refurbishment and redevelopment of the RHSC site and will deliver a mixed-use scheme comprising 95 private residential properties within the retained buildings, 31 new-build affordable housing units, and a purpose built 323 bed student accommodation block. Provision for community use has also been included within the overall development.

Callum Fraser was contracted to provide support with the planning process, including the management of an extensive public consultation strategy, all pre-application discussions with the Council’s Planning Department and statutory consultees, coordinating the submission of applications for planning permission, listed building consent and conservation area consent, and managing these applications through to their determination at a Planning Committee Hearing in February 2019.

Iceni Projects continue to advise Downing on a range of matters including the discharge of planning conditions and ongoing liaison with the planning authority and key consultees.

Steads Place, Leith Walk Edinburgh

We were instructed by Drum Property Group to advise on obtaining planning permission to redevelop the site to erect 148 flatted residences (110 private build-to-rent (BTR) units and 38 affordable units) alongside the change of use / restoration of a locally important 2-storey building on Leith Walk in order to accommodate a mix of retail and commercial uses.

A successful outcome was secured, and planning permission was granted at Committee in October 2021.

The site is sensitive – being partly located within a Conservation Areaand has a challenging panning history, with a previous redevelopment proposal having been refused following significant public opposition.

Against this backdrop, a well-considered and extensive public consultation strategy prior to planning application submission was fundamental to the application’s success. Iceni worked closely with Drum Property Group to engage positively with a wide range of key stakeholders.

Alongside the public consultation strategy, Iceni led pre-application discussions with various City of Edinburgh Council departments with the aim of agreeing key development principles prior to application submission.

Iceni co-ordinated planning application preparation and submission before leading subsequent discussions and negotiations with City of Edinburgh Council – ensuring any issues identified following statutory consultation were addressed and, ultimately, securing a successful outcome for the applicant.

Iceni Heritage were fundamental in justifying the proposals in townscape / heritage terms and prepared a robust HTVIA to support the application.

We continue to be involved in this project during the construction stage, advising on various amendments to the approved scheme and managing the discharge of conditions. We are looking forward to seeing construction be completed in 2024.

BT Murrayfield Edinburgh

Iceni Projects were appointed by Scottish Rugby Union Ltd to provide planning services in support of the development of a new sports stadium on land adjacent to BT Murrayfield. The stadium provides a new permanent home for Edinburgh Rugby, one of Scotland’s two professional rugby clubs who compete in the United Rugby Championship.

For around 15 seasons, Edinburgh Rugby played its club matches at BT Murrayfield – the national rugby stadium which has a capacity of 67,000. Edinburgh Rugby draw average crowds of around 5,000 and playing in such a large capacity stadium brought issues in terms of generating atmosphere, driving ticket demand and creating a sense of club identity.

Edinburgh Rugby had a long-standing aspiration to develop a new purpose-built home, with such a move considered essential for the club’s future sustainability and growth. This led to a site within the wider BT Murrayfield complex being identified for the development of a 7,900 capacity stadium, 3G sports pitch and associated facilities.

Callum Fraser was contracted to provide support with the planning process, including pre-application discussions with the City of Edinburgh Council and statutory consultees, co-ordinating the planning application submission, and managing the application through to its determination in September 2018.

As the development progressed through the construction phase, Iceni Projects continued to advise Scottish Rugby Union Ltd on a range of matters including the discharge of planning conditions and variations to the planning permission.

The new stadium became operational in time for the 2020/21 United Rugby Championship season.

Lothian Gateway Bathgate, West Lothian

Iceni Projects were appointed by Castlebrooke Investments to provide planning and ancillary technical services to secure planning consent for a major new logistics park in Bathgate, West Lothian. Once complete, the park will be one of the largest logistics parks in Scotland.

Iceni Projects secured Planning Permission in Principle (PPP) in May 2024 following a c. 12 months programme of extensive community engagement, pre-application discussions with West Lothian Council, and technical due diligence.

The proposal involved the transformation of a former coal mine and bing, bringing it back into productive economic use helping to drive economic growth and regeneration within the local area.

The site was subject to a number of constraints, including the presence of a Local Biodiversity Site, drainage issues and heavy contamination as a result of previous use. Iceni played the key role in co-ordinating the wider technical team to ensure all constraints were adequately addressed to allow planning to be granted.

Key to the project’s success was Iceni’s leadership of the community consultation strategy, ongoing dialogue with key figures at West Lothian Council, and navigation of NPF4 and West Lothian LDP planning policies.

In addition to planning, specialist input was provided by Iceni’s Landscape, Socio-Economics and EIA teams. Iceni played a key role from project inception to gaining consent, and remain involved as an advisor on next steps.

Edinburgh Road

Linlithgow, West Lothian

Iceni Projects were appointed by Morrison Community Care Ltd & CCG Homes Ltd to provide planning consultancy advice in support of a 60-bed care home facility and 18 flatted dwellings on a complex brownfield site in Linlithgow, West Lothian.

Iceni Projects co-ordinated the planning application process from the pre-application stage through to the successful receipt of planning permission in April 2024.

The proposal’s important contribution towards addressing a specialist housing need as well as local housing requirements (both market and affordable) had to be weighed against the complexities associated to redeveloping this vacant brownfield site.

A range of site-specific factors required detailed consideration - level differences, noise from the adjacent Edinburgh-Glasgow railway line, impacts arising from an adjacent industrial use, surface-water flooding and risk of contamination from previous uses.

Navigating the application through what proved to be a challenging path to receiving planning permission, Iceni Projects were responsible for extensive liaison and negotiation with West Lothian Council and statutory consultees (including local Community Council) to resolve a number of technical and environmental objections.

Having secured officer support, Iceni Projects presented the case to Planning Committee with the proposed development receiving unanimous support.

Home Bargains Heartlands, West Lothian

Iceni Projects act on behalf of Home Bargains (TJ Morris Ltd) to provide planning consultancy advice in relation to their Scottish stores. Sound planning consultancy advice by Iceni has assisted Home Bargains with their ambitious growth plans, aiming to reach 800 stores and employing over 30,000 staff.

On behalf of TJ Morris, Iceni recently secured consent for new Home Bargains and Tesco stores within Heartlands, West Lothian.

To ensure project success, Iceni utilised our good relationships with West Lothian Council Officers and knowledge of key planning issues within the area to help deliver the applications within required project timescales, following extensive engagement with Planning Officers and other key consultees.

On a nationwide basis, Iceni are advising in relation to new development opportunities as well as the review of existing planning permissions to meet the trading needs of Homes Bargains.

The scope of services to Home Bargains includes the review of planning permissions and planning relating to existing units, providing planning appraisals of development opportunities to advise Home Bargains in relation to new store opportunities and the preparation and submission of applications for planning permission.

Using our detailed knowledge of the Home Bargains’ operation and trading requirements, Iceni provides a tailored approach to each site and specialises in the preparation of supporting Retail Statements and Retail Impact Assessments, as required, to support planning applications.

Wilcoxholm Farm

Linlithgow, West Lothian

Iceni Projects are appointed by Hallam Land Management to provide planning and engagement services in support of a planning permission in principle application for the residential development of land at Wilcoxholm Farm, Linlithgow.

This project represents the largest proposed residential development in Linlithgow since the 1980s, comprising c.220 homes, and seeks to balance several competing constraints including topography, proximity to the Union Canal Scheduled Monument, transport and access matters to bring forward residential development on this allocated site.

Linlithgow is known for its active community, so Iceni has taken the front foot on public engagement via multiple community consultation methods, including in-person public exhibitions, attendance at community council meetings and an online public consultation website.

A previous residential application on the site was subject to an Environmental Impact Assessment (EIA), however Iceni were successful in overturning this requirement for the new application by preparing a robust screening report. In the absence of the EIA requirement, the pending planning application will require to be accompanied by a comprehensive suite of supporting technical and environmental information documentation to address any potential environmental sensitivities. Iceni is co-ordinating the management of the professional team in this regard.

Iceni has been engaged to manage the planning application process from the current pre-application phase through to the determination of the application by West Lothian Council. In addition to providing planning consultancy services, Iceni are also instructed to undertake a detailed socio-economic assessment.

At the time of writing we are actively progressing matters towards the target of submitting this major planning application to West Lothian Council in mid-2025.

Drumshoreland Road

Pumpherston, West Lothian

Iceni Projects are providing strategic planning advice to Almond Real Estate Company Ltd in respect of a major residential development on a brownfield site in Pumpherston, West Lothian.

Originally home to the Kirkforthar Brickworks, this brownfield site has significantly ‘naturalised’ over time following demolition of the brickworks in 1993. As a result, some conflict between key NPF4 policy aims and principles has arisen.

Iceni Projects has led and co-ordinated the planning process through the pre-application, public consultation and planning application submission stages and are now managing the application processinvolving extensive liaison with West Lothian Council, key consultees and a variety of specialist consultants.

The site’s industrial history and subsequent naturalisation bring conflict between key NPF4 policy aspirations which both prioritises the climate and nature crises, provides strong encouragement for the reuse of brownfield, vacant and derelict land.

Iceni Projects has implemented a robust planning strategy – involving detailed co-ordination and presentation of technical and environmental studies – which balances sensitivities between the delivery of new homes, commercial considerations and development impacts upon biodiversity and the natural environment.

We continue to actively progress the planning application towards a successful outcome, with the aim of ensuring the proposal’s important contribution towards resolving the ‘housing emergency is realised.

11-15 Thistle Street

Edinburgh

Iceni Projects was appointed by HUB Capital to provide expert Planning Consultancy, Built Heritage, and Townscape services for the sensitive retrofit and redevelopment of 11-15 Thistle Street in Edinburgh. The project involved converting the existing office space into a high-quality apart-hotel while preserving and enhancing the building’s historic character.

Situated in a prominent city-centre location, the scheme required close collaboration with key stakeholders, including the City of Edinburgh Council, Historic Environment Scotland, and Edinburgh World Heritage. The retrofit process involved stripping the interiors back to their original state, reinstating and enhancing key listed features, and reconfiguring the floorspace to suit its new apart-hotel function.

A key priority for the project was balancing heritage conservation with modern sustainability standards. Iceni played a crucial role in securing planning to deliver a project of excellent ESG credentials while carefully navigating the complexities of retrofitting a listed building. The result is a thoughtfully restored and reimagined space that blends historic integrity with contemporary functionality.

Strategic Land Nationwide

Iceni Projects act for a number of housebuilders and landowners across Scotland, assisting with the management and promotion of their strategic land portfolios.

Iceni Projects manage the promotion of strategic sites across Scotland through the Local Development Plan (LDP) promotion process in line with National Planning Framework 4 (NPF4).

NPF4 informs the preparation of future LDPs and associated policy. NPF4, alongside the 10-year LDP review cycle means there is an emphasis on submission of robust representations at an early stage to secure the allocation of sites in emerging LDPs.

As there are now limited opportunities to promote sites in the new process, it is important that all strategic land sites promoted reflect NPF4 principles to create ‘liveable’, ‘sustainable’ and ‘productive’ places.

Iceni has significant experience in the preparation of submissions and supporting information that demonstrate how new proposals embrace net zero and nature-positive measures that are designed to reduce emissions and adapt to the impacts of climate change, whilst protecting, recovering and restoring the environment, and creating community wealth generation.

We regularly create Vision Documents which form an overarching document to the LDP submission, this comprises a summary document to reflect the aims of NPF4 supports the wider technical reports which would be required to form a robust LDP representation. These incorporate an overview of the site’s characteristics, response on technical matters, summary of the socio-economic and environmental benefits of the proposal in a visually appealing document.

Gary Mappin Director, Planning | Glasgow

T: 0141 473 7338

M: 07798 708 549

E: gmappin@iceniprojects.com

Gary operates at the forefront of town planning to unlock value for clients.

Gary is a skilled planning consultant with over 25 years of experience advising clients in the private and public sector throughout Scotland. He has a track record in advising on major development proposals, understanding the policy and detailed planning considerations and forming highly constructive working relationships with local planning authorities and other stakeholders.

Gary set up Mappin Consulting Ltd in 2013, having previously been the Regional Senior Director for GVA Grimley in Glasgow from 2005 to 2008. In June 2016 Gary opened the first regional Iceni Projects office in Glasgow, followed by Manchester in 2017. Iceni Projects was the Royal Town Planning Institute’s Planning Consultancy of the Year in 2016. Gary is chairman of the Glasgow Chamber of Commerce Commercial Property Forum and is a Trustee of The Crichton Trust, an award winning regeneration project based at the former Crichton Royal Hospital complex in Dumfries He also sits on Glasgow City Council’s City Centre Strategy Board.

Gary is currently advising on major projects such as Moda Living’s Holland Park build-for-rent development in Glasgow, and the proposed Rosewood Hotel at the former Royal High School in Edinburgh.

Callum Fraser Director,

Planning | Edinburgh

T: 0131 370 3486

M: 07399 179 945

E: cfraser@iceniprojects.com

Callum’s commercially-focused advice and positive relationships with stakeholders helps deliver successful planning results for clients.

Callum is a town planner with 19 years consultancy experience in Scotland. Having started his career in Glasgow, he has been based in Edinburgh since 2003 working within DTZ’s Planning & Development Team and most recently as a Director with Holder Planning.

From the initial appraisal through to the conclusion of the planning process, Callum offers his clients the full range of planning consultancy services in support of their development aspirations. With a track record in advising on major urban development proposals across the residential, student housing, sport stadia, retail and hotel sectors, Callum has also successfully secured permission for a number of strategic housing land releases on behalf of both developers and landowners.

Callum’s recent project experience includes securing permission for the mixed-use redevelopment of the Royal Hospital for Sick Children in Edinburgh, securing permission for a new 7,500 capacity all-seater stadium at Murrayfield and securing permission via successful appeal for the settlement expansion of Aberdour in Fife.

Caroline Nutsford Associate Director, Scotland Planning

T: 020 3640 8508

M: 07969 869 185

E: cnutsford@iceniprojects.com

Caroline is a commercially focussed chartered town planner with over 19 years of private sector planning consultancy experience

Caroline has acted and promot ed development for a wide range of developers, landowners and public sector organisations across Scotland and England with a particular focus advising on urban-mixed use schemes, student housing, build-to-rent, residential and commercial projects. She also has a particular interest in providing advice on development affecting heritage assets, having received a first-class degree in Architectural History from the University of Edinburgh before completing her Masters in Urban and Regional Planning.

Over her career, Caroline has advised on, and successfully secured planning permission, for a number of complex and high-profile development proposals including the redevelopment of the Edinburgh St James Quarter in Edinburgh and has extensive experience leading large multi-disciplinary project teams. Caroline provides valued planning advice to clients, ensuring the delivery of bespoke planning strategies which reflect client’s needs and objectives.

Penny Johnstone Senior Planner | Edinburgh

T: 020 3640 8508

M: 07586 173 892

E: pjohnstone@iceniprojects.com

Penny joined Iceni’s Edinburgh office in January 2024. She has over 4 years working in private planning consultancy, working on a variety of projects across many of Scotland’s 32 local authorities, with particular focus in the renewables, residential and student accommodation sectors.

Penny has experience across all aspects of the planning process, taking an array of applications for major development through from pre-application enquiry stage and public consultation right through to discharge of conditions. She also has experience in the preparation and submission of appeals to the Scottish Government’s Department of Planning and Environmental Appeals

Prior to joining Iceni, Penny began her career at Barton Willmore in their Edinburgh office, before latterly moving across to Stantec as part of Barton Willmore’s acquisition. She studied BSc (Hons) in Urban Planning and Property Development, and graduated from Heriot-Watt University in 2020.

Nick Walker Director,

Built

Heritage & Townscape

T: 0141 473 7338

M: 07442 709 956

E: nwalker@iceniprojects.com

A long career as a practising architect allows Nick to work collaboratively across many disciplines as a ‘critical friend’

Nick is Iceni’s Built Heritage and Townscape Director in Scotland. He has a passion for making our cities more sustainable and more enjoyable to live in, whilst tackling inequalities within our built environment, the spaces between our buildings and the infrastructure that makes our cities function.

Nick joined Iceni to lead and grow the firm’s Built Heritage and Townscape team north of the border, bringing his comprehensive local knowledge of Scotland’s central belt cities, an understanding of statutory authorities within Scotland, and a wealth of experience of working with complex stakeholder groups, a variety of clients including many housing associations, and contractors. Nick is a team player and enjoys working collaboratively to help design teams find the best outcomes for all projects, supporting and guiding the design process in relation to heritage and townscape.

As an Architect, Nick led several multi award-winning, large scale urban regeneration and masterplanning projects, which set out to repair and regenerate the urban fabric at a city scale. Many of these projects dealt with heritage assets and complex townscape settings, and required a wide and detailed understanding of context, character, and place.

Aidan BallAlbessard Senior Consultant

| Built Heritage and Townscape

T: 020 3640 8508

M: 07799 369 973

E: aball@iceniprojects.com

Aidan’s interest lies in the performance of traditional materials, how they can be applied in a modern context and how the adaption of our built heritage can help us to strive towards more ecological and sustainable solutions.

Aidan started his career in the traditional construction sector having trained as a Building Conservation Technician and worked as a conservation stone mason across Scotland. He then worked for three different local authorities in the North of England as a Building Conservation Officer as well as a Project Officer for a High Street Heritage Action Zone.

Aidan understands a broad range of processes regarding development in the historic built environment. In a planning context he has advised on a range of scenarios including applications for Listed Building Consent and for developments in Conservation Areas. Aidan has also engaged with on-site conservation work which drives his understanding of the built environment and brings a practical approach to the table.

As well as the qualifications achieved in his apprenticeship, Aidan also has an HND in Architectural Conservation and an MAhons in Architectural History.

The Sustainable Development Scorecard

The National Planning Policy Framework (NPPF) has running throughout it the ‘golden thread of sustainable development’. In spite of this, there is no clear-cut, NPPF-based assessment criteria to consider a site or project’s sustainable development credentials, making current assessment processes both tricky and subjective.

The Sustainable Development Commission was established to address this recognised issue with our planning system. Made up of a balanced cross-section of industry professionals, the Commission has debated the issues and found solutions, culminating in the creation of the Sustainable Development Scorecard.

The Scorecard website is free to use and accessible to anyone with a vested interest in development, including developers, architects, planners, community groups and members of the public. By crystallising the NPPF’s guidance into a simple, online analysis tool, the Commission aims to provide a more consistent approach to sustainable development, leading to a more sustainable built environment. www.thescorecard.org.uk

Birmingham: The Colmore Building, 20 Colmore Circus Queensway, Birmingham B4 6AT

Edinburgh: 14 -18 Hill Street, Edinburgh EH2 3JZ

Glasgow: 201 West George Street, Glasgow G2 2LW

London: Da Vinci House, 44 Saffron Hill, London EC1N 8FH

Manchester: WeWork, Dalton Place, 29 John Dalton Street, Manchester M2 6FW www.iceniprojects.com iceni-projects iceniprojects