Royal Terrace

Cockburn Response

The Cockburn Association objects to this application. It has been brought to our attention by a local resident, and we share significant concerns about the impact of the proposal on both the heritage value of Royal Terrace and the amenity of neighbouring properties.

Royal Terrace is one of Edinburgh’s most architecturally important streets and forms a defining part of the Georgian New Town and the UNESCO World Heritage Site. Its Category A listing reflects its exceptional national significance. Any intervention within its curtilage, or which may affect its setting, must therefore be subject to the highest level of scrutiny. The elevated position of the site means that the proposed development would be highly visible and risks introducing an intrusive presence into a deliberately formal and coherent historic streetscape.

We are particularly concerned about the commercial nature of the proposal and the potential for increased activity, noise, and overlooking. These issues raise clear risks to residential amenity for properties along Royal Terrace and within the wider area, especially given the prominent siting and proximity of the proposed works to long-established homes. The potential for disturbance is considerable.

In our view, the works would have a material impact on the setting of the Category A-listed terrace. As such, a separate application for Listed Building Consent (LBC) is likely to be required under Section 8 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997. We urge the planning authority to confirm this requirement and to request a full heritage impact assessment before progressing the application.

On policy grounds, the proposal appears contrary to several key provisions of the Edinburgh City Plan 2030. In particular, Hou 8 (Listed Buildings and Their Settings), which requires developments to preserve and, where possible, enhance the character and setting of listed buildings; and Des 2 (Alterations and Extensions), which calls for high-quality, context-appropriate design that does not harm the established character of its surroundings. The concerns about noise, disturbance, and overlooking also raise issues under Hou 9 (Protecting Residential Amenity). These matters align closely with NPF4 Policy 7 (Historic Environment), which places strong emphasis on safeguarding nationally significant heritage assets and their settings.

In summary, the Cockburn Association objects to this application on the grounds that it would harm the setting of a Category A-listed terrace, introduce unacceptable impacts on residential amenity, and does not comply with the relevant policies in City Plan 2030 or NPF4. We recommend refusal unless the applicant can demonstrate, through a substantially revised and fully justified proposal, that no detriment would arise to the historic environment or neighbouring amenity.