Graffiti in the Capital: Blight or Expression?

POSTED ON July 18, 2025 BY James Garry

We need to distinguish between vandalism and visual storytelling

We need to distinguish between vandalism and visual storytelling

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New Town Quarter

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We support development of the site without delay, but object to the current proposal due to its departure from the approved mixed-use scheme

We support development of the site without delay, but object to the current proposal due to its departure from the approved mixed-use scheme

Cockburn Response

The New Town Quarter presents a significant opportunity to shape a vibrant, inclusive urban neighbourhood at the edge of Edinburgh’s historic core. The Cockburn Association welcomes the intent to bring this strategically important site into productive use without further delay. However, we are concerned that the current proposal to substitute two consented Build-to-Rent blocks with 599 units of Purpose-Built Student Accommodation (PBSA) represents a fundamental departure from the approved masterplan and risks undermining the long-term vision for a mixed, sustainable city-centre community.

The original consent for this site balanced residential, commercial, and civic uses with a clear focus on housing diversity and placemaking. Replacing a substantial portion of that vision with a single-tenure, high-density PBSA model would compromise the neighbourhood’s resilience, weaken its year-round occupancy, and erode the social infrastructure required to support permanent residents. This shift is particularly significant given the site’s location within the New Town Conservation Area and on the edge of the Edinburgh World Heritage Site. These contexts demand the highest standards of architectural quality, contextual sensitivity, and public value.

The proposed 599 PBSA units would dominate the residential component of the site, representing a significant imbalance in tenure mix and undermining the opportunity to create a socially mixed and inclusive urban quarter. Edinburgh’s central area is already experiencing pressure from transient accommodation, and there is growing concern about the cumulative impact of PBSA developments on local services, public infrastructure, and the character of established communities. In particular, the risk of seasonal under-occupation may affect the vitality of the area and limit support for local businesses.

These concerns are not hypothetical. In June 2025, the City of Edinburgh Council passed a motion instructing officers to explore a potential moratorium on new PBSA developments, citing overconcentration, integration challenges, and broader questions about the role and scale of student accommodation within the city. The motion received cross-party support and reflects a city-wide recognition that proposals of this kind merit closer strategic scrutiny. Officers are expected to report back by 10 September 2025. In this context, a decision to approve a significant new PBSA development ahead of that review risks pre-empting policy conclusions that are still in formation.

We acknowledge that deferring consideration of the current application until after the PBSA review carries a risk of non-determination. However, that risk must be weighed carefully against the potential long-term implications of approving a development that may not align with emerging policy objectives. We respectfully ask whether the applicant might instead proceed with the already approved mixed-tenure scheme, one that has consent and could help address the city’s housing emergency through the timely delivery of a balanced residential offer. At a time when there is an acute need for permanent, accessible housing, progressing the consented scheme would represent a clear and positive contribution.

Beyond questions of tenure and policy, we note that the current application includes an increase in the height of one of the residential blocks when compared to the consented scheme. This is a material change that warrants scrutiny. In such a prominent and sensitive location, within the New Town Conservation Area and on the edge of the Edinburgh World Heritage Site, any increase in scale must be considered not only in terms of massing and streetscape but also in relation to key views, skylines, and the city’s wider urban character.

The New Town Quarter occupies a transitional position between the classical formality of the New Town and the more varied grain of Canonmills. The approved scheme established a respectful relationship with this context, reinforcing human-scale development and maintaining a legible street hierarchy. Introducing additional height could disrupt this balance, particularly if it affects long-established view corridors, creates visual intrusion within the historic skyline, or undermines the coherence of the wider townscape.

The Cockburn Association, therefore, urges the planning authority to ensure that the visual, spatial, and heritage implications of any proposed height increases are fully assessed, including through verified visualisations, section drawings, and townscape impact analysis. The World Heritage Site Management Plan places particular emphasis on protecting the outstanding universal value of Edinburgh’s skyline and historic urban form, and new development must contribute positively to these defining characteristics.

We also emphasise the importance of long-term adaptability. Given the evolving nature of student housing demand, any PBSA consented at this site should be capable of relatively straightforward conversion to mainstream residential use. Flexibility in internal layout and servicing will be critical to ensuring the future viability of these buildings and to safeguarding their contribution to the city’s housing stock over time.

While we object to the current proposal as submitted, the Cockburn Association remains open to constructive engagement. We encourage the applicant to explore alternative approaches that retain the core principles of the original masterplan while enabling delivery within a reasonable timeframe. Any revised scheme should demonstrate clear community benefit through public open space, affordable housing contributions, or investment in local infrastructure, and reinforce confidence in the site’s long-term value to the city.

In conclusion, the Cockburn Association continues to support the development of this critical site and recognises the need for progress. However, we are not persuaded that the current proposal represents the most appropriate use of the land or the best outcome for the city. We therefore urge the planning authority to defer approval until the Council’s PBSA review is complete and to work with the applicant to deliver a scheme that aligns with Edinburgh’s long-term aspirations for a sustainable, inclusive, and well-integrated urban neighbourhood.

Further Details Here

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Cables Wynd House

Posted on: July 4, 2025

We welcome the focus on enhancing lighting, insulation, and accessibility

We welcome the focus on enhancing lighting, insulation, and accessibility

Cockburn Response

The Cockburn Association supports this application, which proposes essential upgrades to the A-listed Brutalist blocks at Cables Wynd House and Linksview House in Leith. These buildings are important examples of post-war public housing, recognised for their architectural significance and social value. The proposed works strike an appropriate balance between heritage conservation and the pressing need to improve residential comfort, safety, and environmental performance.

We welcome the focus on enhancing lighting, insulation, and accessibility, along with improvements to entrances and shared spaces. These interventions respond directly to resident concerns while preserving the buildings’ distinctive architectural character. The approach demonstrates how thoughtful design can meet contemporary standards without compromising historic integrity.

We regard this as a positive example of how public investment can support the long-term sustainability and liveability of listed mid-20th-century housing. The application should be approved.

Further Details Here

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The Famous Spiegeltent at St Andrew Square

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At the time of writing, construction is visibly underway

At the time of writing, construction is visibly underway

Cockburn Response

The Cockburn Association objects strongly to this retrospective application for the installation of the Famous Spiegeltent and associated structures in St Andrew Square Gardens. At the time of writing, construction is visibly underway, with the event infrastructure already in place—despite the fact that the application has not yet been determined. This pre-empts the planning process, disregards due democratic oversight, and undermines public confidence in the integrity of the regulatory system.

The proposals involve the occupation of a significant portion of one of the city centre’s few accessible green garden squares across July and August, introducing a high-intensity commercial and cultural event space into a sensitive setting. The cumulative impact on public amenity, landscape character, and access to green space within the New Town Conservation Area and Edinburgh World Heritage Site has not been adequately assessed.
We therefore call for a full impact assessment of the event’s scale, design, and duration—considering its physical footprint, acoustic and visual impacts, and implications for landscape and heritage value. It is vital that any use of such a sensitive site be subject to rigorous scrutiny, particularly when that use displaces everyday access to civic green space.

In addition, we advocate for a strategic policy review of summer festival occupation of public parks and gardens in Edinburgh. A consistent framework is urgently needed to establish clear thresholds for permitted uses, limits on duration and intensity, and transparent criteria for assessing public benefit—balancing cultural vibrancy with the protection of shared green assets.

While we recognise the cultural significance of Edinburgh’s festivals, this cannot come at the cost of planning integrity, public process, or the equitable use of valued civic spaces. We urge the planning authority to take enforcement action to address the unauthorised commencement of works and to ensure that future proposals of this nature are subject to proper, transparent consideration.

 

Further Details Here

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1 Thistle Street

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The current proposals raise serious concerns

The current proposals raise serious concerns

Cockburn Response

The Cockburn Association objects to this application on the grounds of excessive height, poor design integration, and lack of sensitivity to the historic context of the New Town Conservation Area and World Heritage Site.

While we welcome the general ambition to upgrade and consolidate this office site, the current proposals raise serious concerns. In particular, the height and bulk of the proposed new upper levels appear overly dominant within this tight historic streetscape. Rather than enhancing the urban form, the upper storeys risk overwhelming the existing building and disrupting the established rhythm and scale of Thistle Street. We recommend that these upper elements be more carefully stepped back or reconfigured to reduce their visual impact and improve integration with the street.

The design language and materials of the proposed extensions also warrant further scrutiny. The elevations currently lack the architectural refinement and contextual referencing expected in a highly sensitive location. This is particularly concerning in relation to the adjacent listed buildings and the cumulative effect of incremental alterations on the character of the street.

We acknowledge improvements such as the removal of car parking and introduction of cycle facilities, but these benefits do not outweigh the need for a more considered architectural response. A revised scheme that moderates the upper levels and demonstrates a clearer relationship to the surrounding built heritage would be more appropriate.

Further Details Here

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Posted on:

The loss of the existing theatre use is unwelcome and unmitigated

The loss of the existing theatre use is unwelcome and unmitigated

Cockburn Response

The Cockburn Association recognises the value of bringing this long-vacant, Category B-listed building back into active use, and we accept that a hotel conversion may be appropriate in principle at this central location. However, we object to the current proposal on several significant grounds.

This scheme would entail the complete removal of the building’s surviving historic internal features, including the chapel-style auditorium structure, balcony arrangement, and original architectural detailing. These elements form a critical part of the building’s listed status and cultural significance, not merely its external sandstone façade. Retaining only the outer walls offers a lesser conservation benefit and contributes to a broader trend of façade-only preservation in the city, which the Cockburn Association has consistently opposed. This practice results in the irreversible loss of interior heritage, especially within sensitive areas such as the New Town Conservation Area and World Heritage Site.

Moreover, the loss of the existing theatre use is unwelcome and unmitigated. The Rose Theatre is one of the few remaining independent performance venues in Edinburgh’s city centre and has supported local and festival-related programming. Its conversion to a hotel, even with a rooftop bar and café, would result in the permanent loss of a valuable cultural space at a time when such infrastructure is increasingly under pressure. This undermines Edinburgh’s international reputation as a festival city.

We are further concerned by the absence of a Heritage Statement or a conservation-led approach to the building’s interior, particularly given its listed status and prominent location. We urge the applicant and the planning authority to explore revised proposals that retain or meaningfully integrate a cultural function and demonstrate a commitment to preserving both external and internal heritage in line with city policy and conservation best practice.

Further Details Here

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Leith Walk Apart-Hotel

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We encourage consideration of alternative uses

We encourage consideration of alternative uses

Cockburn Response

We support the principle of redeveloping this long-vacant site, which currently detracts from the vitality of Leith Walk. However, we object to the current proposal on the grounds of excessive height and massing, which risks compromising daylight, privacy, and residential amenity for neighbouring properties. We urge reconsideration of the scale and setbacks to better integrate the scheme into its context.

Given the site’s close proximity to homes and restricted access routes, robust safeguards are needed, specifically a noise control strategy, clear guest management plan, and ongoing monitoring of potential disturbance. The current design also lacks distinction and must be strengthened to reflect the architectural quality appropriate for a site near a conservation area. Finally, we encourage consideration of alternative uses, including affordable housing, which may better meet local needs in this location.

Further Details Here

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Albany Street Hotel

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The site is situated within a highly sensitive heritage context

The site is situated within a highly sensitive heritage context

Cockburn Response

We note the proposed change of use from office to hotel at 58 Albany Street, located within the New Town Conservation Area and the Edinburgh World Heritage Site buffer zone.  The site is situated within a highly sensitive heritage context, surrounded by numerous Category A and B listed buildings, predominantly Georgian townhouses on Albany Street and tenements on Broughton Street. The area supports a diverse mix of commercial, hospitality, and residential uses.

In principle, we recognise the potential for a well-managed, small-scale hotel to contribute positively to the mixed-use character of this part of the city centre, provided that the historic fabric is respected and operational impacts are carefully controlled.

The proposed works, including re-roofing and internal alterations, should be assessed in accordance with national and local heritage policy to ensure the integrity and legibility of nearby listed buildings are conserved. Particular attention should be paid to signage design, any new signage must be of high quality, appropriately scaled, and sensitive to the architectural character of the street.

Given the relatively narrow and largely residential nature of Albany Street, we emphasise the need for clear planning conditions regarding servicing, deliveries, and guest drop-offs. In particular, the potential impact of taxi or coach traffic on congestion and residential amenity must be addressed. A robust management plan covering traffic, guest arrival, and waste handling should be secured to avoid adverse effects on neighbouring properties and the surrounding streetscape.

We offer no objection in principle, but request that the issues outlined above be addressed through detailed planning conditions, design refinement, and operational oversight to ensure a respectful and sustainable addition to the historic fabric of the New Town.

Further Details Here

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Ratcliffe Terrace PBSA

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The design lacks architectural distinction and fails to respond meaningfully to its setting

The design lacks architectural distinction and fails to respond meaningfully to its setting

Cockburn Response

We object to planning application 25/02904/FUL on the grounds that it appears to fails to comply with key policies in the City Plan and NPF4.

While the site is appropriate for redevelopment in principle, the proposal’s excessive scale, poor design quality, and loss of distinctive existing buildings raise serious concerns. The five-storey frontage block is too tall for its context, and the overall massing, especially in conjunction with adjacent proposals, risks overwhelming the surrounding townscape and conservation areas.

The design lacks architectural distinction and fails to respond meaningfully to its setting. Internally, the proposed rooms require careful assessment with respect to daylighting standards, and external amenity space is limited and heavily overshadowed.

Despite some sustainability features, there is insufficient detail on long-term drainage, biodiversity, or maintenance. In addition, the continued expansion of purpose-built student accommodation in this area also lacks a robust, up-to-date student needs assessment and risks damaging the local housing mix and community balance. In our view, this is a missed opportunity for a more sensitive and contextually appropriate scheme, and we urge refusal of the application in its current form.

Further Details Here

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21 George Iv Bridge

Posted on: June 20, 2025

This property holds a unique and globally recognised place in contemporary literary history

This property holds a unique and globally recognised place in contemporary literary history

Cockburn Response

The Cockburn Association wishes to express its support for this planning application relating to the restoration and future use of the Elephant House café on George IV Bridge.

This property holds a unique and globally recognised place in contemporary literary history, widely known as one of the formative writing spaces for J.K. Rowling during the early development of the Harry Potter series. As such, it continues to serve as a point of cultural interest and a destination for literary tourism, attracting visitors from around the world.

The Elephant House was among several properties badly damaged in the devastating fire that occurred in August 2021. We welcome efforts to bring this well-known site back into public use, recognising the significant role it plays in both Edinburgh’s living literary heritage and the broader visitor economy.

We support proposals that aim to sensitively restore the premises, ensuring the building’s cultural associations are respected and its contribution to the city’s rich literary landscape is preserved and enhanced.

Further Details Here

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