Gorgie Road – temporary residential

Posted on: June 12, 2025

Our objection is based on the lack of essential detail in the application

Our objection is based on the lack of essential detail in the application

Cockburn Response

The Cockburn Association fully acknowledges the urgent need to address Edinburgh’s housing emergency and supports efforts of the City of Edinburgh Council and other providers to provide solutions for those in urgent need of suitable residential accommodation. However, we object to the current planning application for the change of use from student accommodation to temporary residential accommodation at 555 Gorgie Road.

Our objection is based on the lack of essential detail in the application, which prevents a meaningful assessment of the suitability of this building for longer term residential use.

Specifically, the application does not clarify if acceptable space standards for residential use are present or can be achieved, there is no detail given of management and servicing arrangements, no detail of the amenities to be made available to residents, and no detail given of the actual or potential impacts of this proposal on the local community. Supporting documents such as a transport assessment should also be provided. These are critical omissions that make it impossible to determine whether or not the proposed development meets the needs of potential residents and integrates appropriately with the surrounding area and community.

We request that the application be withdrawn and resubmitted only when these key details are included to enable a thorough and transparent evaluation. This will ensure that any development aligns with the needs of both residents and the wider community while addressing the housing crisis effectively.

Further Details Here

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Western Harbour

Posted on: June 4, 2025

A community campaign has sought the retention of existing ponds

A community campaign has sought the retention of existing ponds

Cockburn Response

The Cockburn Association has submitted an objection to planning application 25/01762/FUL for 154 new apartments at Western Harbour. While we recognise the urgent need for new homes in Edinburgh and welcome residential development in principle, this proposal fails to demonstrate the design ambition or contextual sensitivity expected at such a prominent waterfront location.

The architectural design and overall site layout are disappointing, with little evident effort to engage meaningfully with the site’s maritime character. The buildings appear generic in form and do not respond to the opportunity presented by the waterfront setting.

Of particular concern is the treatment of the existing water features. Despite a long-running community campaign to retain and protect the established ponds and surrounding habitat, now home to a wide range of wildlife, this application offers little clarity on how the surviving feature will be sensitively integrated into the wider development. The absence of a clear landscape or ecological framework is a missed opportunity and weakens the wider masterplan.

We urge the applicant and planners to reconsider the quality, sustainability, and contextual response of the proposals—ensuring that any new development adds lasting value to Edinburgh’s waterfront and reflects community expectations.

Further Details Here

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Capital House

Posted on: May 29, 2025

Using Lothian Road for servicing presents some challenges

Using Lothian Road for servicing presents some challenges

Cockburn Response

The Association has considered this proposal repurpose Capital House as a hotel. We have met with the developer and discuss the scheme with them and their proposal advisors.

Firstly, we have no objection to the proposed change of use. Capital House was built in the 1980s and is now not deemed suitable for commercial market. Its structure and internal arrangements mean that structural alterations will be kept to a minimum and therefore make good use of the embedded carbon in the building.

We have no objection to the proposed extension to the western section of the building. It is largely hidden from view and although visible from vantage points with Edinburgh Castle, it’s impact will be minimal.

The Association strongly advises that this development proposal to used to help alleviate the significant deficiencies of Festival Square. This civic space has never been successful as the buildings which define its edges do not integrate and aminate it. The use of the ground floor as hotel bar/restaurant provides this opportunity. We therefore strongly recommend that the City Council as owners of the Festival Square work with the developers to open up the ground floor allowing external seating, etc. The current drop from Lothian Road to the Square in this location provides an exciting opportunity.

We would also recommend discussions with the neighbouring Filmhouse. A direct link to the hospitality spaces could be beneficial to both operations.

Finally, the Association suggests that adequate conditions be attached to address servicing and delivery issues. Using Lothian Road for servicing presents some challenges, especially in the context of Future Streets proposals.

Further Details Here

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Grassmarket Hotel

Posted on: April 23, 2025

The case for a historical precedent for a crest remains to be firmly evidenced

The case for a historical precedent for a crest remains to be firmly evidenced

Cockburn Response

This application was been brought to our attention by Cockburn stakeholders.

We objected to an earlier, somewhat similar, application from this hotel in the strongest terms. We also object to this new application. The proposed treatment of the ground floor is unacceptable and not historically correct. The proposed ‘crest’ is a large, incongruous intrusion into the current streetscape.

The case for a historical precedent for a crest remains to be firmly evidenced. We also note the interest of the Lyon Court in this aspect of the current application.

We consider the proposed frontage corner hanging signage unacceptably visually intrusive, particularly at night.

Further Details Here

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Bangor Road Student Development

Posted on: April 22, 2025

We advocate for a more balanced approach that respects the existing character of the neighbourhood

We advocate for a more balanced approach that respects the existing character of the neighbourhood

Cockburn Response

The Cockburn Association wishes to formally object to the planning application for the proposed development at 52, 54 Bangor Road, Edinburgh EH6 5JU. Our objection is based on several key concerns regarding the overdevelopment of a constrained site and the inconsistency of the design, height, and mass with the residential character of the local neighbourhood.

Overdevelopment of a Constrained Site

The proposed development represents an overdevelopment of a site that is already constrained by its size and location. The scale of the project is disproportionate to the available space, leading to potential negative impacts on the surrounding area. The density of the proposed accommodation is excessive and does not align with the principles of sustainable development.

Inconsistent Design, Height, and Mass

The design, height, and mass of the proposed building are inconsistent with the established residential character of the neighbourhood. The introduction of a six-storey building with a modern design disrupts this harmony and fails to respect the existing urban fabric.

Impact on Residential Character

The Cockburn Association considers this overdevelopment of a constrained site and the design, height, and mass is inconsistent with the residential character of the local neighbourhood which has developed over the last ten years or so. The proposed development threatens to alter the residential character of the neighbourhood. The influx of students and the associated changes in population dynamics could lead to a shift in the community’s identity. The Cockburn Association believes that any new development should enhance, rather than detract from, the established character of the area.

Lack of P:lace Plan

This part of Bonnington which has been transitioning from a mix of light industrial to new residential  but does not have an overarching master plan or new local place plan to guide what the new “mix” should. We understand that there is a very strong feeling within the community including community council that residential and not PBSA ( especially on such as scale as proposed) should be provided in the new neighbourhood.

Environmental and Social Considerations

We are also concerned about the environmental and social implications of the proposed development. The increased density may lead to higher levels of traffic, noise, and pollution, adversely affecting the quality of life for existing residents. Furthermore, the strain on local amenities and services could be significant, necessitating careful consideration and planning.

Conclusion

We advocate for a more balanced approach that respects the existing character of the neighbourhood, avoids overdevelopment, and addresses the environmental and social impacts. We believe that sustainable and community-focused development is essential for the long-term wellbeing of the area.

Further Details Here

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Erection of 17 No. student accommodation units

Posted on: March 12, 2025

This site does not appear to be a realistic development opportunity

This site does not appear to be a realistic development opportunity

Cockburn Response

The Cockburn has objected to this application.  This site does not appear to be a realistic development opportunity.  The specific reason for a similar application on this site to be rejected: namely, negative impact on trees is not, in our view, sufficiently addressed in the current application.

Further Details Here

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Erection of windbreak roof structure

Posted on:

A more contemporary solution may be more acceptable.

A more contemporary solution may be more acceptable.

Cockburn Response

The Cockburn has objected to this application.  We can appreciate the need for the provision of shelter for clients of this significant attraction. However, given the site’s context in terms of its Old Town location and it proximity to numerous listed buildings, this proposal is not good enough. A more contemporary solution may be more acceptable.  We note that the application makes no reference to its relevant A-listed status or any other heritage considerations. This is unacceptable.

Further Details Here

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Installation of memorial cat sculpture

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Hugo was well known among local people in the west end of Edinburgh

Hugo was well known among local people in the west end of Edinburgh

Cockburn Response

The Cockburn has supported this statue in acknowledgement of  Hugo’s significance as a local character, appreciating his role in shaping Edinburgh’s distinct identity and heritage. Local art, such as this statue, is crucial to communities, fostering pride, connection, and continuity, whilst offering a concrete link to shared history and values that reinforce community ties.

Further Details Here

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Dry Dock at Harbour 31

Posted on: February 21, 2025

Developments such as this should support and facilitate a strategic link along Edinburgh’s waterfront

Developments such as this should support and facilitate a strategic link along Edinburgh’s waterfront

Cockburn Response

This proposed development off Bath Road in Edinburgh aims to create a versatile business hub. This project includes the construction of office spaces, general industrial facilities, and areas designated for storage or distribution. Additionally, the development plans feature a training facility to support skill development and ancillary retail and food and drink outlets to cater to the needs of those working in and visiting the area. The proposal also includes associated infrastructure, such as parking, to ensure convenience and accessibility.

The Cockburn Association  has commented on this application, highlighting that it lacks a clear public realm strategy, and requires a clearer definition of the public realm proposed for the site. Further clarification and details are required to demonstrate how the proposed development will integrate with the wider Leith community and how it will increase accessibility and permeability across the port area. Developments such as this should not miss out on opportunities to support and facilitate a strategic link along Edinburgh’s waterfront and should seek to maximise opportunities for engagement with the waterfront. This application could do more to address both these points. Additionally, the proposed development’s future relationship, if any, with the Forth Freeport is not addressed.

Further Details Here

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West Park Place PBSA

Posted on: February 13, 2025

The existing buildings are not listed but have been identified as locally significant

The existing buildings are not listed but have been identified as locally significant

Cockburn Response

This planning application involves the demolition of the existing buildings at 2 – 3 West Park Place, Edinburgh. The site will be redeveloped to construct purpose-built student accommodation, which will include ancillary amenities, cycle parking, landscaping, and other associated works. The existing buildings are not listed but have been flagged as locally significant by appropriate City of Edinburgh Council officers. There has been local interest and local objections.

The Cockburn Association objects to this application.  We  are not convinced that the case for the complete demolition of all the existing buildings is justified.

The height, mass, and bulk of the proposals seem excessive for such a constrained site in a heavily residential area, and there are no new accessible greenspaces or additional amenity benefits for the area’s existing community.

The application does not discuss the cumulative impact of adding additional student accommodation to an area which already has built and consented PBSA accommodation.

Additionally, while we acknowledge that most of the accommodation proposed is in cluster configurations, we would have liked to have seen a fuller discussion of how this development could be effectively and affordably reconfigured as mainstream housing if the demand for PBSA should fall in the future.

Further Details Here

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