1. DESIGN
The Tide,

2. The Tide: Page 1
Contents
Introduction: Chapter One
Executive Summary
Project Brief
Design Objectives
Analysis of the Site: Chapter Two
2.1 Overview
2.2 Site History
2.3 Site Area
2.4 SWOT Analysis
2.5 Movement
Land Uses: Chapter Three
3.1 Leisure
3.2 Lighthouse
3.3 Food & Drink
3.4 Centre for Watersports
3.5 Residential
3.6 Creative Hub
The Masterplan: Land Uses: Chapter Four
4.1 Overview
4.2 The Tide
4.3 The Docks A & B
4.4 Lighthouse
4.5 The Light
4.6 Community Gardens and Green Space
The Masterplan: Elevations: Chapter Five
The Masterplan: Climate: Chapter Six
6.1 Overview
6.2 Natural Light
6.3 Sun Path
The Masterplan: Detail: Chapter Seven
7.1 Overview
7.2 Roofing and Cladding
7.3 Windows
7.4 Balcony
7.5 Doors
Transport: Chapter Eight
8.1 Overview
8.2 Movement of Vehicles
8.3 Movement of Pedestrians and Cyclists
8.4 Car Parking
8.5 Street Design
Delivery Strategy: Chapter Nine
9.1 Funding
9.2 Delivery Strategy
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Planning Constraints: Chapter Ten
10.1 Overview
10.2 Infrastructure
10.3 Building Heights
10.4 Building Form, Layout and Density
10.5 Environmental Factors
10.6 Social Factors
10.7 Economic Factors
The Masterplan: Impact: Chapter Eleven
11.1 Overview
11.2 Economic, Social and Environmental Impact
11.3 Linking Edinburgh’s Boardwalk
Conclusive Themes: Chapter Twelve
References: Chapter Thirteen
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3. The Tide: Page 2
Executive Summary Project Brief Design Objectives
1.1 Current Site Issues
The current Seafield site offers little in the way of pull factors to pro-
spective inventors and generally people seeking to move to the Water-
front area. This is supported by the high concentration of industrial and
tertiary retail units that occupy the site and surrounding area. These
short comings were addressed and influenced the decisions taken to
create a development with high quality mixed use development that
utilises all aspects of good design to create an Urban Village which the
development naturally resembles.
1.2 Improvements to Site
By addressing some of the main issues surrounding the site the
Seafield area can be transformed into ‘The Tide’, which provides:
1. An attractive Focal Point that can contribute to the local, city wide
and regional economy and provide value to prospective residents.
To create a viable and financially stable development it is important
to promote the primary focal point of the site, the Lighthouse, which
can act towards ‘harnessing the instrinsic activity of the place’ (Slater,
2014, pg. 19).
2. Increased Permeability was a key improvement to the site with the
‘Dock’ style housing and commercial units constructed on site with
emphasis on ease of movement and making best use of the views out
to sea.
3. Increased Viability with a multitude of uses stemming Residential,
Commercial and Leisure. Mixing uses on site helps to create both a
inclusive and vibrant atmosphere one which makes ‘The Tide’ and
attractive place to both live and work.
1.3 Impact of Development
The development will have a significant effect on the surrounding area,
from providing improvements to the existing promenade. Incorporatng
leisure and commercial uses, providing jobs for the surrounding area
and more small businesses to contribute to the local and wider
economy.
The environmental impact will be seen through the prioritisation of
public transport and on foot travel. ‘The Tide’ will utilise the use of
street design and movement frameworks to ensure pedestrians and
cyclists are best catered for. The development also naturally reduces
the need for vehicular transport by incorporating a mixed use design.
The social impacts will be seen through a community focused public
realm, encompassing community garden provision, which are proven
to improve health, wellbeing and improve community relationships
(Wakefield et al, 2007; Armstrong, 2000).
Seaview Developments have been asked to produce a visionary
masterplan and design brief for the “Marine Gardens” site located on
Seafield Road, Edinburgh. This masterplan is to be based upon
established design principles and methods, incorporating a range of
economically viable land uses which are to be focused on leisure. How-
ever, complimentary uses are also welcomed in order to attract addi-
tional users. Furthermore the development must look to integrate the
existing promenade, and should aim to take advantage of the oppor-
tunity to extend it into the water located to the East of the site. Design
must take local planning policy into account, and must attract investors
in order to create an economically viable development. Finally consider-
ation must be given to the impact of the masterplan on the whole city.
There are three primary design objectives which have been outlined to
underpin Seaview Development’s vision for the project brief and
masterplan:
1. Improve the permeability of the site, prioritis-
ing street design and pedestrian movement.
2. Create a focal point within the development
which residents can
benefit from.
3. Ensure the development adds value in the
form of mixed use leisure based facilties, while
maintaining viability.
Introduction: Chapter one
Creative
Innovative
Contemporary
Urban Village
Viable & Attractive
Movement
Place Investment
Vibrant

4. The Tide: Page 3
Analysis of Site
2.2 Site History
The Seafield site was predominantly industrial throughout the 19th,
20th and 21st centuries. To the East of the site lies the Portobello
settlement the area was well known for Pleasure related uses. The site
itself was relatively untouched development wise until the 19th and
20th centuries; at present Industrial units and residential development
occupy the site.
2.1 Overview
The Seafield area presents a blank canvas for development; over the
decades the waterfront area has seen a number of different uses from
funfair, dance hall and leisure to mainly industrial and tertiary business
as it is currently used. The existing frontages along the side are in
varying states of decay and contribute to a poor image for the area.
There is an element of mixed-use throughout the site, with
housing making up some, bars and cafes, as well as animal shelters
and industrial workshops. This is strange, as traditional waterfronts do
not contain such industrial influences. The variety of uses within the
area does however bring various different users to the site.
2.3 Site Area
With such a large area at the disposal of developers the development
potential is large. It is important to understand the site dimensions in to
help with layout, phasing and the overall planning of the development.
As such the majority of planned development falls within the largest
section of the site shown below. However is also important to realize
the development potential of the more peripheral sections of the site to
maximize the full development potential.
Site Selection Area
Site Area: East Approximately 52,000 m²
Site Area: West Approximately 126,000 m²
Road Approximately 22,000 m²
2.4 SWOT Analysis
The use of the SWOT analysis framework helps to draw together indi-
vidual elements of the site and categorise them by there strengths and
weaknesses. Analysis has shown that the site possesses strengths
related to transport links, location, size and more broad economical
and environmental factors.
Regarding the main constraints on the site the low-key stature of the
surrounding area and ‘removed’ nature from the city centre make it a
less attractive spot for potential development something that a
successful master plan and development framework could change.
Weaknesses
-Low level of proposed development in
surrounding area
-Main ‘Seafield Road’ dissects site
-Development in close proximity to sea
poses issues
-Site very open to elements causes
viability issues
-Site lies on edge of main city center
Strengths
-Close proximity to city center
-Relatively good transport links to site
and within site
-Site is very much a ‘blank canvas’ in
potential development terms
-Currently a good mix of development
type surrounding site
Opportunities
-Relatively large site allowing for mixed-
use development
-Due to location majority of views on site
are of good quality
-Lack of large-scale development in
immediate vicinity, less competition
Threats
-The Elements present problem and
should inform material choice
-Lack of agglomeration economies in
area may impact viability of project
-Already a high number of residential
developments in area may drive prices
down
-High risk of coastal flooding must be
combatted somehow
19th Century Present Day
Chapter two
2.5 Movement
The main movement throughout the current area varies greatly. This is
shown in figure 2.2.
The green indicates low use and this is predominantly on the beach
area along Seafield as this area is fairly isolated, as entry is only
available primarily through either end of the beach. This is an issue in
which the new development will look to address to allow permeability
throughout the overall area.
The orange indicates medium use, which is mainly the promenade
between the current industrial units and the beach, mainly used by
dog walkers and joggers. Again the current access to the promenade
is limited and this is an issue, which will be addressed within the new
layout.
The red shows high current use, which is along Seafield Road and
Kings Road. Currently this is not pedestrian friendly and is used for
heavy through traffic from the city centre and Leith area towards the
Edinburgh City Bypass and A1 road.
“ ”
The seafield area presents
a blank canvas for
development
Figure 2.1: Site History
Figure 2.2: Heat Map

5. The Tide: Page 4
Land Use
Elements of The Tide
3.1 Leisure
Seaview Developments aim to create a distinctive environment for lei-
sure, incorporating a main auditorium for concerts and events as well
as a number of restaurants and a centre for water sports. These uses
will capitalise Edinburgh’s booming tourism industry whilst also draw-
ing in residents from across the city. We believe that by creating an
attractive leisure destination on Edinburgh’s seafront, on-site residential
and employment uses will also be complimented, making the area and
attractive place to live, work and enjoy.
3.2 The Lighthouse
‘The Lighthouse’ will act as an anchor to the scheme, operating as
a state-of-the-art auditorium. A main hall within the building will hold
small concerts, as well as conferences and exhibitions which will be fa-
cilitated by smaller function suites. This will draw in leisure tourism, as
well as offering space for businesses and local communities. This ven-
ue will also bring festival events to Edinburgh’s seafront, offering wider
integration with the rest of the city. Seaview Developments believe
that the unique design and nature of this auditorium will draw in large
numbers of people, utilising Edinburgh’s reputation as a top festival
destination and enhancing the viability of adjacent uses across the site.
Edinburgh’s tourism market
generates £1.2 billion for the lo-
cal economy annually.
Edinburgh hosts thirteen
international festivals per year.
3.3 Food & Drink
Seaview Developments believe that the site offers an opportunity for
the provision of a number of unique bars and restaurants. By incor-
porating bars and restaurants into the scheme, the leisure draw of
the area will be strengthened. However due to the close proximity of
Ocean Terminal the scheme will aim to attract independent bars and
restaurants, focussing on locally sourced produce in order to ensure
that businesses are not in direct competition. Bar and restaurant own-
ers will also be incentivised by the high quality outdoor space available
to the front of the units, which will benefit from pedestrians walking to
and from the promenade. This space will also provide opportunities for
outdoor eating, with views onto the water.
3.4 Centre for Watersports
Due to the unique location of the site, it is vital that the masterplan
utilises the opportunities provided by the seafront. This scheme will
deliver a high quality sailing club with associated storage, changing
and hire facilities, with a slipway connecting the beach to the club.
This part of the development will draw people into the area during the
day, and will also provide custom for adjacent bars and restaurants, as
well as ‘The Lighthouse’. The water based activity will also make the
boardwalk more engaging, encouraging people to socialise and spend
time outdoors within the public spaces provided.
3.5 Residential
Residential units will be spread across the site, incorporating high-end,
mid-market and affordable housing in order to create a vibrant mixed
community. The spacious, high-end 2 bed apartments will be
situated above the restaurants and bars to the front of the site, ben-
efitting from spectacular sea views. The mid-market and affordable
units will be located to the back of the site, and will benefit from the
provision of high quality greenspace which will provide opportunities
for recreation. These units will also be integrated with the scheme, al-
lowing residents to easily access the leisure facilities to the front of the
site. The residential aspect of the development will also provide work-
ers from the ‘creative hub’ with the opportunity to live nearby, creating
an area for residents to work, live and play.
Luxury Residential: 29; Midmarket Residential: 25; Affordable: 30 (units)
3.6 Creative Hub
Seaview Developments have recognised an opportunity to strengthen
Edinburgh’s reputation as a centre for creative industries. By devel-
oping a creative hub, employment space will be created and will aim
to attract businesses working in industries such as digital/technology,
film/TV/radio, advertising/PR and design/architecture. This ‘hub’ will
integrate the site with Leith, due to the existence of creative industries
in this part of Edinburgh, offering businesses the opportunity to collab-
orate with nearby companies. The adjacent ‘Lighthouse’ will also offer
businesses working within the hub the chance to use the conference
and exhibition space to showcase work and hold meetings. Workers
will also be able to use the bars and restaurants on site at lunch time
and after work. The 49, 728 sq ft. of adaptable office space within the
hub will also benefit from spectacular views across the water, some-
thing that is completely unique to the development.
Building on Edinburgh’s
outstanding international
reputation as a centre for
artistic, creative and cultural
excellence.
Chapter three
Figure 3.1: Seafield Promenade

6. The Tide: Page 5
The Masterplan:Land Use
“the docks; lighthouse and light”
4.3 The Docks A: 55, 200 sq ft. and B: 49, 728 sq ft.
The high-end residential and creative hub areas of the site have been
created to resemble the principles of a dock. As residents and
employees live and work in the units towards the promenande, they
move towards the end of the docks to view the surroundings, socialise
and interact with the leisure units at ground floor level.
4.1 Overview
The land uses within the site have been categorised through their
relationship with the surrounding wider area’s context of docks, boats
and naturally, the sea. Areas of the development have been designed
around this, establshing the docks, the lighthouse and light.
Chapter four
Figure 4.1: Current Site.
Figure 4.2: Proposed Site.
4.2 The Tide
The tide aims to literally wash away the under-utilised original site with
a proposed, improved site encompassing a diverse, mixed use
development with a variety of green spaces. The new site naturally
follows the direction of an urban village, representing mixed tenures
with a mix of supporting amenities and leisure based facilities (Urban
Forum, 1998, as cited in Mandanipour, 2004).
4.4 The Lighthouse: 16, 410 sq ft. (minimum)
An auditorium will be a primary component of the Tide, portraying a
key opportunity of waterfront developments - a focal point. Jacobs
(1992, pg. 228) notes that focal points, of which we need more of, are
formed through contrasting its use with the surrounding area. Thus, an
auditorium within residential and commercial remains ‘special looking’.
4.5 The Light
A new facet of the public realm will be added in the form of a pier,
designed as a beneficial space for residents to utilise, while
metaphorically acting as the light of the lighthouse auditorium and
ultimately, the development. Providing a direct relationship between
the development and the water.
4.6 Community Gardens & Green Space
The inclusion of community gardens and shared green space will
provide two primary benefits to the development. Firstly, residents will
benefit from an opportunity to improve their health and wellbeing, an
established attribute of community gardens (Wakefield et al, 2007).
Secondly, community gardens have a proven benefit to community
creation (Armstrong, 2000) through creating a meeting point for resi-
dents in different tenures to come together and interact.

7. The Tide: Page 6
Key for Land Use Masterplan
Commercial & Leisure
High-End Residential & Leisure
Affordable Housing
Green Space
Public Realm
Figure 4.3: Land Use Masterplan

8. The Tide: Page 7
The Masterplan:Elevations
Chapter five
Figure 5.1: Elevation of Docks A & B Unit Figure 5.3: Elevation of Boathouse
Figure 5.2: Elevation of Mid-Market and Affordable Housing South
Figure 5.4: Elevation of The Lighthouse

9. The Tide: Page 8
Figure 5.5: Elevation of Leisure on Promenade
Figure 5.7: Elevation of The Light
Figure 5.6: Elevation of Affordable Housing West

10. The Tide: Page 9
The Masterplan:Climate
Chapter six
Spring
6.1 Overview
The Masterplan takes advantage of the climate, ensuring all south
facing light is utilised. Figures number to number will show the
sunlight capture both during AM - 10am - and PM - 3pm - hours,
depicting the consideration towards ensuring natural light is best
captured, improving the
Figure 6.1: Spring AM
Summer
Autumn
Winter
6.2 Natural Light
The green space and public realm will benefit greatly from the sun-
light, with the only exception being PM hours of winter, as depicted in
figure 6.8. This will aim to attract more residents to the public realm,
ultimately benefiting from the benefits outlined (Wakefield et al, 2007;
Armstrong, 2000).
In addition, the affordable housing units at the south of the site will
protection from southwest wind, enclosing the public realm and green
space - ensuring a more inclusive space is provided for communities
to interact with.
6.3 Sun Path
The sun path diagram situated over the development site shows the
movement of the sun path over the course of a day. As shown, the
sun rises to the East of the site over the Firth of Forth moving round to
the West of the site. The area will have large sun cover for most parts
of a day. Parts of the development will be quite dense but because of
the permeable layout of the site, there will be plenty sunlight, especially
in the afternoon.
Figure 6.2: Spring PM
Figure 6.3: Summer AM
Figure 6.4: Summer PM
Figure 6.5: Autumn AM
Figure 6.6: Autumn PM
Figure 6.7: Winter AM
Figure 6.8: Winter PM
Figure 6.9: Sun Path

11. The Tide: Page 10
The Masterplan:Materials
7.2 Roofing and Cladding
As this development is on the coastline and within a marine
environment, additional precautions are to be taken on choice of
building materials. The building fabrics will need to be made to take
on the effects of a marine environment.
The roofing will be made up of a single ply membrane, which will take
into account the protection from birds and any nuisance, which may
occur.
The cladding of the buildings will be a Terracotta Rain screen, which
has been depicted in figure 7.1
The material, which will be used on this development, will be rain-
screen terracotta cladding. It is important to have the correct material
which will cope with the potential impacts that weathering and coastal
effects can bring.
These tiles will be fixed to jointers on a galvanized steel curtain-walling
system with a breathable weather moisture barrier behind.
This system requires little or no maintenance when installed unlike
brickwork with grouting and sealant joints.
As can be seen from figure 7.2 the tile is based on the rain screen prin-
ciple. Behind the facade joints is a support system, which drains away
any excess water, which penetrates the 1st layer. Water is unable to
penetrate this point because of the air circulation pressure in which
this design brings. The air circulation between the terracotta façade
and the backing support system stops the build up of hot air, allowing
for ventilation to provide a dry cavity stopping any
condensation occurring. This system is thermally efficient to the devel-
opment as it has a higher insulation value reducing energy
consumption.
Chapter seven
7.3 Windows
The windows on the development will be powder coated aluminum
frames; these will be coating resistant to the marine environment. The
windows are very well secured and minimal maintenance is required.
The windows will be top and side hung, which allows for different lock-
ing positions. This also allows for a secured locked position allowing
for ventilation into the property. These windows also allow for easy
cleaning as the sash can be released using the hinge mechanism.
7.1 Overview
This section provides an overview of material in which will be incorpo-
rated on site to cope with the marine environment. Careful material
consideration is vital for this development because of the environment
in which is resides in and if sourced correctly this will prevent replace-
ments and maintenance of building material.
7.5 Doors
All external doors will be timber with a suitable preservative coating.
The fittings on the doors will be stainless steel and the doorframe will
be made from galvanized steel to cope with the coastal effects.
7.4 Balcony
The material base of the balcony will be similar to that of the windows,
constructured from powdered aluminium to ensure durability is
prioritised. In addition, however, the windows wil be larger, so to
benefit from the views out to the sea.
Figure 7.1: Cladding Aesthetics
Figure 7.2: Cladding Detail
Figure 7.3: Window Detail
Figure 7.4: Balcony Detail
Figure 7.5: Door Detail

12. The Tide: Page 11
Transport
Figure 8.1: Vehicular Movement Figure 8.2: Pedestrian & Cycle Movement
8.1 Overview
The transport links and provision of networks have been designed in
line with Scottish Government (2010) street design guidance and
recommendations by established authors (Jacobs, 1992). The
masterplan has aimed to ensure that streets and movement have
been: welcoming; adaptable; resourced efficient; distinctive; safe &
pleasant and easy to move around. In addition, links to the city centre
and car parking facilities have been
8.3 Movement of Pedestrians and Cyclists
The design of the site has aimed to ensure streets are easy for users
to move around on, providing good connectivity for a variety of
users. This is achieved through prioritising pedestrians and cyclists
over vehicular modes. Cyclists benefit from a dedicated road to the
far west of the site - which vehicles cannot use. A road solely for their
movement, as well as pedestrians avoids typical cycle lane orienta-
tion, ‘often painted onto the margin of the carrageway’, which leads
to sharing road space and subsequently, higher levels of accidents
(Smith, 1993, pg. 125).
8.2 Movement of Vehicles
The design of the site and streets for vehicular movement has been
largely focused on reducing the need and discouraging it. Through the
site adopting a mix of uses including leisure and commercial, it is likely
to have an impact on the journeys made by car (Taylor, 2003).
In addition to particular streets being strictly no-vehicle access, public
transport promotion has been a priority. As can be seen in figure 8.1,
bus stops have been allocated throughout the central street, ensuring
that all residents have access to and from the city centre.
Chapter eight
Mini Key
Vehicular
Movement
Bus Stops
Mini Key
Pedestrian & Cycle
Movement

13. The Tide: Page 12
Figure 8.3: Car Parking Docks A &
B in Secondary Streets
8.4 Car Parking
The car parking arrangements for both the Docks A and B, will be
provided by an enclosed secondary street between the units, as
depicted in figure 8.3.This will ensure that pedestrians can walk safely
and pleasantly through the primary streets within the Docks. Ultimate-
ly, what has been achieved, is an established street user hierarchy, as
outlined by Designing Streets as a quality of a successful place (The
Scottish Government, 2010).
The prospective residents and visitors to the promenade and leisure
facilities will have superior movement to that of private vehicles.
Adaptability has also been achieved, as the visual impact of car
parking has been reduced, through the adoption of a subtle, flexible
parking system in the Docks. Car parking for the Lighthouse will be in
the preferred form of underground style parking, this is to nce again
ensure that parking is ‘accomodated by a variety of means’ which
lessens visual impact (The Scottish Government, 2010, pg. 13).
Figure 8.5: Communities and Movement in
Docks A & B on Primary Streets
Figure 8.4: Street Design
8.5 Street Design
The streets within the development have
followed a welcoming approach, enabling
the streets to be used for people - enabling
social interaction, as can be seen in figure
8.5.
Why these still of streets rather than long
strips? Jacobs (1992, pg. 120) highlights
that streets which interweave and overlap
in a fragmented fashion have the most
success, rather than a strip. She states
that the streets ‘become capable of visual
and economic variation for their users’.
This can be seen in figure 8.4, where the
streets have been staggered.
Once again considering designing streets,
the Tide has aimed to ensure that it is dis-
tintive. This can be achieved by
ensuring that landmarks and focal points
assist with navigation, as well as oppor-
tunities to obtain value from the historic
relevance of the development (The Scot-
tish Government, 2010). This is portrayed
through the proposed site’s context and
relation to the sea. The Lighthouse will
provide the focal point required to assistant
residents with navigation.

14. The Tide: Page 13
Delivery Strategy
Chapter nine
Key for Phasing Order
Stage One
Stage Two
Stage Three
This phase will prioritise site preparation, through business relo-
cation and demolition of all existing units. This will allow for Seafield
Road to be shifted to the back of the site, which in turn will ensure
that the residential units to the back of the site are not left in isolation.
Phase two prioritises uses that can be funded quickly, due to market
sentiment supporting viability. Scotland’s housing shortage has meant
that there is a strong appetite for residential development, particularly
in across the SESplan area where it is estimated that an extra 74,835
homes are required from the period of 2009-2019. Due to the mix of
residential units, ranging from high-end to affordable, Seaview Devel-
opments believe that take-up levels would be high and would quick-
ly generate capital for investment into further phases of development.
The commercial units on the ground floor of the apartments represent
a more risky aspect of the development in terms of take-up, as prior
to the completion of phase three the leisure pull of the area will not
be as strong. However we believe that the capital generated from the
residential schemes will support slow take-up within the commercial
units, which will accelerate when ‘The Lighthouse’ is constructed.
Land uses that will be delivered during phase three have been identified
as being risky in investment terms, due to the large capital outlay that
is required for construction, and the risk of slow-take ups. The creative
hub and ‘The Lighthouse’ have been places to the later stages of the
development schedule in order to mitigate risk, and ensure that there
is a supporting market already located around the developments. The
capital generated which will be generated from the residential units will
be used to part-fund these land uses. Furthermore by placing these
aspects of development in the later phases, it strengthens the de-
velopments resilience to economic downturns, which could result in
low-take ups in employment spaces provided within the creative hub.
9.1 Funding
The funding structure will take the form of a joint venture. This will be
between a residential developer and a commercial investor. This will
require a sophisticated deal structure, as the residential developer is
likely to want to sell the residential units, whilst the commercial investor
may want to gain a long term investment, via leasing the commercial
and leisure units.
9.2 Delivery Strategy
In order to ensure that the development is delivered in a manner that
ensures viability, and minimises investment risk, the phasing of the
development will be prioritised based on the following criteria:
1. Land uses which are viable at this point in time will be prioritised
2. Land uses that can be funded now will be prioritised
3. Land uses that are not able to be funded now, due to high costs or
risks, will not be prioritised.
4. Land uses that are highly speculative, but could become more
viable in an improving market, will not be prioritised.
3
3
2
Figure 9.1: Phasing Order
1

15. The Tide: Page 14
Business Relocation
This stage will ensure that current land occupiers are relocated appro-
priately, using financial incentives to avoid any conflict. This will ensure
that the site is completely unoccupied for demolition to begin.
Site Clearance
All structures on site will be demolished, providing a blank canvas for
development and allowing for Seafield Road East to be shifted.
Infrastructure
This development will shift the existing Seafield Road East in order to
ensure that the residential units to the back of the site are not seg-
regated from the rest of the development. New roads, services and
utilities, and drainage including stormwater management will also be
installed at this stage. Refer to figure 9.2 which depicts the change in
road layout.
Promenade
The promenade will be improved and risen slightly, incorporating stairs
down onto the beach and a pier to improve the public realm.
Figure 9.2: Revised Road Layout
Key for Revised Road Layout
Current Road
Revised Road
The Docks A: High End Residential and Leisure
High end residential and leisure mixed use blocks will be constructed
on site first, along with the necessary greenspace and vehicle parking.
Due to current housing market sentiment, we believe that high end
residential blocks will quickly sell, generating capital to fund the next
phases of development.
Mid-Market and Affordable Housing - South of Site
Flats to the south east of the site will be constructed during phase two
in order to utilise housing market sentiment. Again this will generate
capital to fund further phases of development, reducing investment
risk. Public realm improvements surrounding the residential units will
also be delivered, as well as plots for the community gardens.
Boathouse
The boat house will be delivered at the same time as the residential
and leisure blocks in order to provide local recreational opportunities.
The Docks B: Creative Hub and the Lighthouse: Auditorium
The third and final stage of phasing will involve first, the creative hub,
secondly, the lighthouse auditorium and lastly, affordable housing to
the west of the site. Due to the large amount of employment space
created by the Docks B and the requirement of established leisure
amenities for the Lighthouse, these will both have to be developed
last. It is likely that it will take a considerable period of time to see sig-
nificant takeup levels within Docks B, in addition. This may mean that
both of these aspects of the development would be seen as a long
term investment. High end residential will be prioritised so to
ensure that developer returns do not discourage completion of the
site. Flexibility is also ensured, as the developer has more control over
the implementation of a potentially risky facet of development in the
current market climate.
Affordable Housing - West of Site
As income is nonexistent from affordable housing and due to the
likliehood of this being requested by the local authority through a
Section 75 agreement, affordable housing west will inevitably be
incorporated last
Addition
A temporary road will be incorporated within the site so to redirect any
construction traffic away from the newly developed Docks A. This will
become green space - west of the Lighthouse - as indicated in figure
9.2.
Figure 9.3: The Docks A
Figure 9.4: Affordable and
Mid-Market Housing
Figure 9.5: Boathouse
Figure 9.7: Affordable
Housing West
Figure 9.6
The Lighthouse and
Docks B

16. The Tide: Page 15
Planning Constraints
10.1 Overview
Regarding the aspects of planning policy that are relevant for the
area any planning issues that may arise must be highlighted and an
explanation given on how the development will meet these require-
ments. The area is covered by The Edinburgh City Local Development
Plan (2014) at Local level, SESplan (2014) at Regional level and the
National Planning Framework 3 (2014) at National level.
Three prospective planning constraints which could present issues are:
1. Infrastructure
2. Building Heights
3. Building Form, Density and Layout
Chapter ten
10.2 Infrastructure
It is essential that the development does not affect the main ‘artery’
Seafield Road East road that borders the site. This is particularly im-
portant as one of the main Transport ‘objectives’ for Edinburgh in the
city’s local plan is as follows:
“To ensure that development does not prejudice the implementation of
future road, public transport and cycle and footpath proposals.” (City
of Edinburgh Council, 2014, pg. 111)
Accommodating the existing transport links as well as integrating the
development into these routes is essential without jeopardising the
viability of the transport links currently in place.
10.3 Building Heights
Due to the developments close proximity to the coast and its position-
ing in terms of key views from other sections of the waterfront area
and Fife it is important for building height to be well integrated. This
point is reinforced by the content of the Edinburgh Design guidance
(2011, pg. 42):
“The Council wants new development to integrate well with existing
buildings and spaces.”
The Tide development takes on board influences from the surrounding
built form by adhering to similar materials as well as building heights.
This approach h ensures it fits seamlessly with the surrounding built
environment whilst retaining a sense of place.
10.4 Building Form, Density and Layout
Density is a key component of any development and ‘The Tide’ seeks
to deliver uses within a controlled and adaptive layout where density is
perfectly balanced, ensuring the site is not over developed. This falls
in line with guidance within the Edinburgh Design Guidance (City of
Edinburgh Council, 2011, Pg. 31) stating that:
“New Development should achieve a density that is appropriate to the
immediate site conditions and to the neighbourhood.”
The development strikes the balance between the surrounding high
density housing tenements with its own mixed use ‘blocks’ as well as
the green, open space that borders the sandy expanses of the beach.
The main stages and components of master plan creation as stated in
PAN 83 are:
Stage 1: Site appraisal
Stage 2: Analysis,
Stage 3: Developing the Design,
Stage 4: Testing the design concepts and finalizing the master plan
and finally the Proposal.
Below is an overview of the processes involved in formulation of a
good quality master-plan. In order to assess and evaluate the quality
and scope of a master plan there are some Key Considerations and
areas that must be followed, they are as follows:
It is important to have considerations and other checklists in place to
ensure that the master plan is up to the task of guiding and shaping
development in the area on several different levels. By focusing for
example on physical and environmental factors the development can
have a solid base in the built environment.
10.5 Environmental Factors
The design and layout of ‘The Tide’ incorporated low-density units
with an emphasis on interaction with the coastal environment in order
to compliment the surrounding environment.
This is mirrored by the creation of low-density units with standard
building heights of three stories and heavy use of green and open
spaces to compliment the urban realm.
10.6 Social Factors
The mixed use nature of the development allows for social interaction
at all times of the day by mixing housing, commercial and retail units in
the same vicinity.
These all lead to creating a vibrant environment within ‘The Tide’ by
encouraging positive social factors to blossom such as interaction and
maintained use of green and open spaces.
10.7 Economic Factors
‘The Tide’ will create its own buoyant economy as well as supporting
the wider Seafield and Waterfront areas. The mixed nature of the site
further helps lend to the varied uses in the area, which contribute to
the local economy. As such the success of ‘The Tide’ can create an
Agglomeration economy in the area centered around the creative hub
and nature of businesses located within the development.
Masterplan
Key Components
Social FactorsEconomic Factors
Environmental Factors
Figure 10.1: PAN 83 Recommendations

17. The Tide: Page 16
The Masterplan:Impact
Chapter eleven
11.1 Overview
It is hoped that the development will attract attention to not just the
Seafield area but also the Waterfront area helping to create a stronger
relationship between Seafield, Leith and Portobello as well as
integrating with the city centre.
A strongly performing waterfront should be seen as an asset,
complementing the city centre, as well as having economic, social and
environmental impacts.
11.2 Economic, Social and Environmental Impact
The creation of employment space will have a large economic im-
pact on the city, creating a large number of jobs within the creative
industry. Here the construction of a creative hub will strengthen Edin-
burgh’s reputation as an artistic and cultural centre, promoting further
industry to set up in the local area. Furthermore the creation of ‘The
Lighthouse’ will bring a strong leisure focus to Edinburgh’s waterfront,
and will provide an opportunity for Seafield to become integrated with
the city, with ‘The Lighthouse’ bringing a number of festival events to
the waterfront across the year. The creation of a significant number of
residential units will also stimulate local economic growth by creating
construction jobs and through local resident spending, and will con-
tribute towards solving Scotland’s housing need.
The development will also contribute to social improvements, both
directly and indirectly. Directly, the residents and community will ben-
efit from the green space provision and incorporation of community
gardens from health and wellbeing benefits. Indirectly, as new com-
munities are formed, wider communities will integrate, creating a wider
relationship between Seafield and the surrounding areas of Leith and
Portobello.
The Development will also have a positive impact on the environment
as a lot of greenspace will be created and incorporated throughout the
site. This is a vast improvement to the lack of green space currently on
site and the amount of industrial use, which is in place presently. The
green space will provide habitat for small animals to reside in and more
attention will be given to the boardwalk and beach area as it is cur-
rently neglected. The decrease in industrial use and increase in green
spaces and sustainable development will also have a positive impact
on the air quality. Tree buffers will also be positioned to minimise any
noise impact on residential buildings.
11.3 Linking Edinburgh’s Boardwalk
The development will have significant positive impact in the connec-
tivity of Edinburgh’s Boardwalk. This will connect up the route in an
attractive way along a 10-mile stretch from Cramond through to Porto-
bello (Edinburgh Council, 2006). The Edinburgh Boardwalk is a part of
the Edinburgh Councils plan for the emergence of development along
the coastline to make the overall waterfront area more accessible and
attractive. Making full use of the Boardwalk in Edinburgh would be
a valuable tool for the city as a whole and for the surrounding com-
munities who reside within the local areas (Edinburgh Council, 2006).
Edinburgh Council (2006) also explain that making the coastline more
attractive and popular will bring more investment into the area. This
development looks to address an area of the Boardwalk, which cur-
rently is in desperate need of attention, providing high quality facilities
for new prospective residents and the public who would be interested
in the different leisure options available within the new development.
Figure 11.1: Linking the Boardwalk

18. The Tide: Page 17
Conclusive Themes
Chapter twelve
Focal Point Permeability Viability
A number of conclusive themes can be drawn, based on what has
been designed from the initial objectives outlined in chapter one,
provision of a focal point, creating permeability and ensuring viability.
The development should ensure a focal point is present, in this case,
through the incorporation of the Lighthouse. As Slater (2014, pg. 19)
notes:
“one of the best opportunities offered by
a waterfront facility is the creation of a
focal point”
The development must prioritise permeability, as the current site
currently is not good as it is hard to reach the beach or the boardwalk
from Seafield Road apart from at either end of the boundaries of the
site. The new layout of the site takes into account the importance of
permeability and this has been implemented throughout. Therefore,
the development is very user friendly for pedestrians and car users.
Hayward & McGlynn (1993, pg. 86) state:
This is something which the development has aimed to remedy with
the current site. The development takes this into account and utilises
this as residential blocks are permeable and it is clear to see what is
public and what is private.
“
”
The development has to be viable, first and foremost. Slater (2014)
writes that a key challenge is often the lack of understanding that ‘the
equation of ‘cost+value added=viability’ is paramount’. We have aimed
to add value by design, while ensuring through our phasing and
delivery strategy that investment risk is minimised, and thus,
prospectively, cost.
Through providing a focal point, benefits such as navigational
awareness of residents is improved to a center point for a
development to become established in the surrounding area. The
Lighthouse satisfies both of these.
Figure 12.1: Focal Point
Figure 12.2: Current Permeability
Figure 12.3: Proposed Permeability
Figure 12.4: Current Leisure
Figure 12.5: Proposed Leisure

19. The Tide: Page 18
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20. The Tide: Page 19
Appendices
Chapter fourteen