Granton Station Platforms

Posted on: September 10, 2025

Positive reuse, though heritage interpretation absent.

Positive reuse, though heritage interpretation absent.

Cockburn Response

The proposal to convert the disused railway platforms beside the B-listed Granton Station Creative Works into landscaped planters with gravel surfaces and public artworks is recognised as a continuation of the area’s cultural regeneration. The former station building, restored and reopened as an artist-led creative hub, has already become a focal point for local creative activity and forms part of the wider Granton Waterfront regeneration. In this context, revitalising the platforms  with planting and artworks offers a sensitive way of extending the life of the site and enhancing the public realm around Station Square.

While the ambition of the scheme is welcomed, it is regrettable that the proposals do not incorporate any interpretation of the site’s railway heritage. Such elements could help to connect the creative re-use of the building and platforms more directly with the history of Granton’s industrial past, enriching the experience for visitors and local communities alike. It is also important to emphasise the need for good long-term maintenance of both the planting and any artworks to ensure that the quality of the environment is sustained and the benefits of the project are secured into the future.

Further Details Here

Back to Listings

Causewayside PBSA

Posted on: September 9, 2025

Enhanced design delivers stronger Causewayside street presence

Enhanced design delivers stronger Causewayside street presence

Cockburn Response

The Cockburn Association supported the previous application on this site and welcomes the further revisions now proposed. In particular, we appreciate the move to address earlier concerns regarding the dominance of studio flats, with the initial proportion of 63% now reduced to 17 units (below 10% of the total), in line with Council policy. This adjustment will help ensure more positive health and wellbeing outcomes for future residents. We especially welcome the delivery of an active street frontage, which strengthens the relationship with the surrounding streetscape and contributes positively to the character of Causewayside. Supported by improvements in overall design quality, landscaping, and sustainability measures, these revisions represent a more balanced and sensitive response to the site, and we are content to support the application.

Back to Listings

Advocate’s Close

Posted on: September 5, 2025

Poor design quality causing unacceptable harm to heritage setting

Poor design quality causing unacceptable harm to heritage setting

Cockburn Response

The Cockburn Association objects strongly to this application. The proposal’s poor design quality fails to respect its sensitive historic setting and is in direct conflict with the City Plan 2030 and the statutory duties under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

The development is contrary to Policy Des 1 (Design Quality and Context), which requires proposals to be of a high design standard and to respond sensitively to their setting. Instead, the scheme introduces inappropriate scale, bulk, and detailing that erodes rather than reinforces the character of the Old Town. It also fails to meet Policy Des 3 (Design in Conservation Areas and World Heritage Sites), which requires development to preserve or enhance the special character and appearance of these nationally and internationally significant designations.

Furthermore, the proposal conflicts with Policy Env 9 (World Heritage Sites) by undermining the Outstanding Universal Value, authenticity, and integrity of the Edinburgh World Heritage Site. The harm extends to the setting of surrounding A-listed buildings, contrary to the requirements set out in Appendix D (Technical Requirements), which emphasises that all proposals must fully understand and preserve or enhance the setting of listed buildings and conservation areas.

The statutory duty under Sections 14 and 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 reinforces these requirements, obliging decision-makers to pay special regard to the desirability of preserving listed buildings and the character or appearance of conservation areas. This duty has not been met.

Equally concerning is the absence of a comprehensive Heritage Impact Assessment and a comprehensive selection of verified visual studies, which are essential for assessing proposals in the context of the World Heritage Site and the Old Town Conservation Area. This omission makes it impossible to demonstrate compliance with the above policies or to understand the true impact on the skyline, townscape, and historic setting.

Taken together, poor design quality, direct conflict with Policies Des 1, Des 3, Env 9, and Appendix D, and the absence of required heritage assessments, this proposal is fundamentally unsuitable for its location. The Cockburn Association therefore urges the Council to refuse consent.

 

Back to Listings

Henderson Row

Posted on: August 22, 2025

Overscaled, ill-proportioned mansard roof harms the New Town Conservation Area, contrary to City Plan 2030 Policy Env 14 and NPF4 Policy 7, despite housing need

Overscaled, ill-proportioned mansard roof harms the New Town Conservation Area, contrary to City Plan 2030 Policy Env 14 and NPF4 Policy 7, despite housing need

Cockburn Response

The Cockburn Association objects to the planning proposal for 57 Henderson Row.

The site itself embodies a layered history that reflects both Edinburgh’s industrial evolution and a thoughtful alignment with its architectural context. Mid‑Victorian ambitions to extend the Second New Town gave way to industrial and commercial uses. Workshops, foundries, small factories and shops were built tightly to the pavements along Dundas Street and Fettes Row, adapting to a sloping site that could not have supported the regular street pattern of the Georgian New Town. A brief attempt in 1880 to re‑imagine the space for tenements, to designs by John Lessels, was abandoned. Instead, by the mid‑1880s, the site became home to a landmark cable‑tram depot, elegantly designed in ashlar stone by engineer William Hamilton Beattie, with a handsome two‑storey central engine house, wings providing staff housing. The depot served the tram system, later a bus garage, and was adapted in the 1920s into a police garage, a public wash‑house and electricity substation. In the late 1980s, Scottish Life acquired the site, carefully incorporating the depot fragment as the centrepiece of a granite‑toned “neo‑Second Empire” office development, sensitively balancing post‑modern flourishes with the memory of the historic depot.

Against this layered and thoughtfully adapted architectural fabric stands the current proposal: a lumpen, grossly ill‑proportioned double mansard roof extension that obliterates the composition of the building. It overwhelms the refined massing inherited from both its Georgian context and the carefully situated late‑20th century addition. Far from complementing the existing structure, the proposal crashes into its form with ill-considered bulk and bewildering scale. The effect is not only inelegant but jarringly discordant, detrimental to the harmony of the New Town Conservation Area.

This harm is compounded by the lack of verified visual assessments from critical vantage points such as Calton Hill or nearby Georgian and Edwardian streets. Without these, the full impact of this dissonant roofline on the Conservation Area and adjacent World Heritage Site and skyline cannot be judged. Experience and best practice underscore the necessity of such documentation in development proposals affecting sensitive heritage zones such as this.

City Plan 2030 Policy Env 14 requires that new development, extensions, and alterations within conservation areas must preserve or enhance their special architectural and historic character. Proposals must respect scale, form, materials, and setting, and avoid adverse impacts on the historic environment. The current proposal manifestly fails these requirements, as the double mansard roof would introduce a lumpen, ill-proportioned form that overwhelms the building’s composition and damages the character of the New Town Conservation Area. Policy Env 14 aligns with NPF4 Policy 7 (Historic Assets and Places), this is not just a local but also a national policy concern.

The Cockburn Association’s acknowledges, and supports, Edinburgh’s housing emergency. While we strongly advocate for quality, sustainable housing, and have repeatedly emphasised the urgency of delivering this, poorly conceived development that damages the character and setting of a heritage area cannot be tolerated. Approving this submission would send a damaging precedent: an invitation to sacrifice architectural integrity beneath the guise of delivering homes.

For these reasons, we oppose the application in its current form. We urge the Council to insist upon verified contextual views, substantial reduction in roof mass, and a redesign that harmonizes with both the original building’s scale and the composition of adjacent Georgian and Edwardian streets, thereby honouring the New Town’s heritage while still enabling appropriate housing delivery.

Further Details Here

Back to Listings

Rooftop Telecommunications Installation

Posted on: August 15, 2025

Objection: heritage, visual impact, structural concerns, scrutiny.

Objection: heritage, visual impact, structural concerns, scrutiny.

Cockburn Response

The Cockburn Association objects to the planning applications 25/03537/FUL and 25/03538/LBC. Our concerns centre on the potential impact upon the character of the New Town Conservation Area, the integrity of the listed building, and the wider Edinburgh World Heritage Site.

Visual and Heritage Impact

The applications are not supported by adequate visual impact assessments, particularly verified views from key public vantage points such as Calton Hill and surrounding streetscapes. Views from Castle and glimpses from the Old Town also very important.  Without these, it is not possible to assess the full implications of the proposals on the New Town Conservation Area or the setting of the listed building. We consider that the development risks eroding the established character and appearance of this highly sensitive historic environment. We therefore request that detailed visualisations are provided and assessed in line with relevant heritage policies.

Listed Building Integrity

We are concerned about the potential impact of additional roof loading and other alterations on the structural stability of the listed building. It is vital that any proposal demonstrates that the historic fabric of the building will not be compromised. We urge the planning authority to subject any structural assessments to rigorous scrutiny before determination.

Determination by Committee

Given the prominence of the site and its heritage sensitivity, we support the request made by Marks and Spencer that the application be determined by the Development Management Sub-Committee rather than under delegated powers. This will ensure appropriate public scrutiny and a full consideration of the heritage impacts.

For these reasons, we ask that the applications be refused in their current form.

 

Further Details Here

Back to Listings

Wyvern Park Grange

Posted on: July 24, 2025

Intensification of use and fenestration are our main concerns

Intensification of use and fenestration are our main concerns

Cockburn Response

The Association has been asked to consider this application by one of our members, who lives in this modern tenement building in the Grange.

The principle issues of concern are twofold: the intensification of use by the subdivision of the topmost flat with the resulting impact on residential amenity; and the impact to the fenestration of a property within the Grange Conservation Area due to the proposed replacement window design.

On the first point, we have no view on the architectural merits of the proposals. However, the creation of a separate bedsit flat will result in an increase in footfall in the common stair. Although the application suggests it will be used for “long lease private residential tenancy”, there are legitimate concerns that it might be used for short-term holiday accommodation. The careful consideration of the scheme in terms of Hou 6 Inappropriate Uses in Residential Areas (Developments, including change of use, which would have a materially detrimental effect on the living conditions of nearby residents, will not be permitted) will be required. If approved, a clear statement that STL use would require a separate consent would be useful.

Furthermore, the disturbance to other residents due to the increased intensification of use due to the creation of a new flat suggests that measures should be put in place to minimise any impact. Acoustic flooring should be a minimum requirement and any pipe or waste runs should be designed to prevent any impact on neighbouring properties in the event of failure or amenity.

With regard to the proposed change in window pattern, we appreciate that this is a relatively minor alteration. However, the development at Wyvern Park was as a unified development within the Conservation Area, and we understand that attempts for other replacement window proposals not replicating the original have been refused in the past. As such, we strongly advise that a ‘like for like’ replacement window be required for this proposal.

Further Details Here

Back to Listings

New Town Quarter

Posted on: July 18, 2025

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

Back to Listings

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

Back to Listings

The Famous Spiegeltent at St Andrew Square

Posted on:

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

Back to Listings

1 Thistle Street

Posted on:

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

Back to Listings