Princes Street at a Crossroads

POSTED ON November 28, 2025 BY James Garry

Heritage, vision and the future of Edinburgh’s grand boulevard

Princes Street has long occupied an uneasy place in Edinburgh’s civic life: simultaneously its most recognisable address and one of its most contested. Both our shop window and our common ground, it is the point at which the ordered confidence of the New Town meets the drama of the Old Town. As is well documented, its magnificence was carefully curated,  and fiercely debated. From many vistas, Princes Street and Princes Street Gardens still retain their constructed beauty; from others, the street feels tired, fragmented and increasingly disconnected from the care and coherence that such a prominent civic space demands.

In recent months, that unease has sharpened. Vacant shopfronts, makeshift replacements, inconsistent materials and a creeping loss of identity have pushed Princes Street back into the spotlight once more. The City of Edinburgh Council’s draft Princes Street and Waverley Valley Strategy was met with thoughtful but firm criticism from community councils and civic voices alike. The strategy was widely perceived as underpowered: incremental where ambition was required, procedural where leadership was needed.

Significantly, at the Planning Committee meeting on 12 November 2025, councillors formally requested that council officers convene an elected member / officer / stakeholder workshop, bringing together those with transport, culture, heritage and placemaking expertise so that a more ambitious and exciting strategy for Princes Street could be brought forward for approval. This proposed convening has already been described in the press as a “summit”, following rejection of the existing strategy as insufficiently bold. The terminology matters less than the intent: this is an opportunity for genuine reset. But it must not become another carefully managed procedural exercise. Princes Street does not need consultation for its own sake; it needs a bold, principled conversation that acknowledges the scale of the challenge and the opportunity before us.

This challenge is not unique to Edinburgh. Across the UK and Europe, the traditional high street model is buckling. The drift of big-name retail to enclosed malls and out-of-town centres, combined with online shopping and changing habits, has hollowed out historic cores. Some cities have responded with imagination and courage. Others have relied on surface-level aesthetic improvements and marketing rhetoric, mistaking cosmetic change for meaningful renewal. These pressures are not anecdotal but structural: research by Historic England and the UK Parliament highlights sustained long-term decline in traditional high-street retail, driven by changing consumer behaviour, the expansion of online commerce and rising operational costs, trends felt most acutely in historic city centres.

There are lessons to be drawn from elsewhere, and they are encouraging for proponents of local, ethical, sustainable, low-emission and bespoke urbanism. York has rebalanced parts of its historic core through its Streets for People programme, prioritising pedestrian movement and smaller independent retailers in ways that reinforce place identity rather than dilute it. Bath has used careful, phased public-realm investment to support its World Heritage setting, framing its centre as a place for lingering rather than simply passing through. Bruges and Ghent have demonstrated, through people-first circulation strategies, how heritage streets can remain economically viable while reducing traffic dominance and strengthening civic life. Vienna has quietly reimagined several of its central boulevards as dignified, coherent public environments that support everyday use as well as cultural richness.

London, despite its scale and complexity, offers particularly instructive examples grounded in formal policy and design evaluation. Westminster City Council’s Covent Garden Public Realm Framework sets out a structured approach to balancing commercial vitality with pedestrian priority, heritage sensitivity and coherent materials, helping to reposition the area as a thriving mixed-use environment rather than a purely retail corridor. Meanwhile, the Strand Aldwych scheme has transformed a former traffic-dominated gyratory into a generous pedestrian civic space, restoring historic connections between the Strand and Somerset House and creating substantial new areas of public realm. These interventions demonstrate that historic streets can be reimagined as people-first civic environments without sacrificing architectural gravitas or cultural identity.

What these places share is not a single blueprint but a shared attitude: they treat their most historic streets as civic infrastructure, not merely commercial corridors. Retail remains part of the mix, but it no longer defines the entire purpose or identity of the space.

Princes Street has already begun, almost by necessity, to edge towards a more mixed future. The City of Edinburgh Council has itself acknowledged this transition, noting the shift from traditional retail towards a broader mix of hotel, leisure and experience-based uses as part of the wider “changing face” of the street. Media commentary has likewise tracked the steady replacement of flagship retail with hotels and large-scale visitor destinations, reflecting both local pressures and national trends in retail restructuring. While such evolution is not inherently negative, it risks becoming reactive and piecemeal if not anchored within a clearly articulated civic vision. The danger is not evolution itself, but drift.

For the Cockburn Association, this is a familiar and hard-won narrative. Princes Street and Princes Street Gardens have been central to our work for over 150 years. From early campaigns that expanded public access to the Gardens, to resistance against overbuilding, intrusive commercialisation and visual clutter, the consistent argument has been clear: these spaces are not commodities, but shared civic ground, and must be stewarded accordingly.

At this moment, the Cockburn Association, as Edinburgh’s Civic Trust, is uniquely positioned to help facilitate precisely the kind of workshop now being sought. With long institutional memory, independence from commercial interests and a track record of principled advocacy, the Association can provide a trusted platform for serious, solutions-focused dialogue. A workshop (or “summit”) convened or co-facilitated by the Cockburn would demonstrate that this is not simply another technical stage in policy development, but a genuinely civic exercise grounded in public interest, professional expertise and historical understanding.

The task now is not to resist change, but to ensure that it is guided by care, clarity and long-term vision. Poorly handled, Princes Street risks becoming a diluted stage set for transient retail cycles and short-term commercial expediency. With imagination and leadership, however, it could reassert itself as a coherent, distinctive and genuinely civic boulevard.

The Cockburn Association’s long record of principled intervention is explored in Campaigning for Edinburgh, which traces 150 years of advocacy, resistance and considered action. It demonstrates that the Association has never opposed change itself. What it has consistently challenged is lazy change. Change without memory. Change without craft. Change without respect.

Any credible vision for Princes Street must therefore begin with principle. The view matters. The Castle, the Old Town ridge, the Gardens and the open sky are not decorative extras; they are the street’s defining framework. Materials matter too. Paving, lighting, planting and seating must speak of coherence and dignity, not contribute to a fragmented collage of competing interventions.

Equally vital are inclusion and accessibility. Princes Street must feel welcoming and navigable for everyone: with generous seating, clear wayfinding, step-free routes and design that supports everyday use as well as major civic moments. The vision must also respond to the climate emergency through reduced traffic dominance, prioritisation of walking and cycling, and climate-resilient design incorporating greenery, shade, permeable surfaces and sustainable drainage. Streets that respond intelligently to environmental stress are not aspirational luxuries; they are future-critical necessities.

Edinburgh now has the opportunity to articulate a distinctly Scottish response to the high street question, rooted not in trend-following, but in stewardship. Not in glossy reinvention, but in thoughtful continuity. Princes Street should not be permitted to slide into generic urban sameness. It can remain both living and grounded; practical and poetic; evolving, yet unmistakably Edinburgh.

This is an important civic moment and it deserves seriousness as well as optimism. The Planning Committee’s request for a workshop, now popularly framed as a summit, should be seen not as a procedural footnote, but as a meaningful opening: a chance to reset ambition and reassert quality at the heart of decision-making.

Princes Street will change. That much is inevitable. The opportunity now lies in shaping how and with whom that change is guided. With principled facilitation, inclusive dialogue and renewed civic confidence, Edinburgh can restore Princes Street as a place that reflects the city’s character, honours its history and meets the challenges of its future with integrity rather than compromise.

Further Reading

Edinburgh & Princes Street

Retail decline & high street transformation

Comparative UK examples

European urban models

London case studies

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