Preserving Digital Cultural Heritage
Wed, Mar 25
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Opposes apart-hotel; risks interiors, heritage integrity, and mixed-use balance.
Opposes apart-hotel; risks interiors, heritage integrity, and mixed-use balance.
The Cockburn Association objects to the proposed conversion of 16–26 Forth Street from office use to a large apart-hotel.
While the continued repair and reuse of historic buildings is welcome in principle, the scale and intensity of the proposed development raise significant concerns. The level of internal subdivision required to create approximately ninety visitor accommodation units risks undermining the spatial character and architectural integrity of the listed Georgian interiors.
Concerns also arise regarding the design and scale of the proposed rear extension within the courtyard environment, which must remain clearly subordinate to the historic terrace.
More broadly, the proposal contributes to an increasing pattern of converting buildings within the city centre to visitor accommodation. While tourism is an important part of Edinburgh’s economy, the cumulative loss of employment and mixed-use functions risks undermining the balanced character of the New Town.
For these reasons, the Cockburn Association objects to the proposal and encourages the planning authority to carefully consider both the heritage impacts and the cumulative effects of visitor accommodation within this historic area.
Design misalignment undermines streetscape; redevelopment principle supported
Design misalignment undermines streetscape; redevelopment principle supported
The Cockburn Association supports the principle of redeveloping this long-vacant site and recognises the potential for the proposal to repair the Robertson Avenue streetscape. However, the Association objects to the proposal in its current form.
The architectural elevation does not adequately align with the roofline and horizontal string courses of the adjoining traditional tenement, resulting in an unsatisfactory relationship with the established streetscape. A revised design aligning façade elements with neighbouring architectural datum lines would significantly improve contextual integration.
Clarification is also required regarding:
The Association also reiterates its concern regarding the cumulative concentration of PBSA within the Gorgie and Dalry corridor. While modest in scale individually, such developments may collectively undermine balanced communities if not carefully managed.
A revised design addressing the issues identified above would significantly improve the proposal’s relationship with its context and its contribution to the wider neighbourhood.
Adaptive reuse supported, subject to strong conservation safeguards
Adaptive reuse supported, subject to strong conservation safeguards
The Cockburn Association welcomes the opportunity to comment on the revised proposal for the conversion of the former Rose Theatre to hotel use.
We previously raised substantial concerns regarding the extent of internal subdivision and loss of significant historic fabric. It is therefore important to acknowledge that the current submission demonstrates a constructive response. The retention of the principal sanctuary space and the decision to preserve the historic pulpit are positive and reflect a clearer appreciation of the building’s architectural and cultural significance.
The Association supports the principle of bringing a long vacant listed building back into sustainable use. Securing a viable future for heritage assets is essential to their long-term conservation and to the vitality of the city centre.
However, heritage impact remains the central consideration. The special interest of the building lies not only in individual features but in the coherence of its interior volume and its layered history as chapel and theatre. Further assurance is required that hotel adaptation, services installation and subdivision will not undermine that integrity. A rigorous and clearly articulated conservation methodology should underpin any consent, with particular emphasis on reversibility and minimal intervention.
The Association also notes the cumulative reduction of cultural venues within the city centre. While market realities are acknowledged, we encourage exploration of opportunities to retain some element of public or cultural use within the scheme to maintain continuity with the building’s recent history.
Given the improvements made, the Cockburn Association does not object in principle to the adaptive reuse of the building. Our position is conditional. We urge the planning authority to secure robust conservation safeguards and to ensure that the final design exemplifies best practice within he New Town Conservation Area and World Heritage Site.
Subject to those safeguards, the revised proposal has the potential to represent a more balanced and conservation-led outcome than the previously refused scheme.
Photo: Christopher Anderson / Wikimedia Commons, licensed under Creative Commons Attribution-ShareAlike.
