Leith Walk Apart-Hotel

Posted on: July 4, 2025

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.

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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.

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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.

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Millbank Pavilion A, B Astley Ainslie Hospital

Posted on: June 18, 2025

A modest but historically and socially significant structure

A modest but historically and socially significant structure

Cockburn Response

The Cockburn Association objects to the proposed demolition of the Millbank Pavilion, a modest but historically and socially significant structure built in 1928 as a convalescent ward for tuberculosis patients. Although the building is not statutorily listed, it forms an important part of the architectural and landscape character of the wider Astley Ainslie Hospital site, which sits within the Grange Conservation Area and carries a strong association with Edinburgh’s healthcare and civic heritage.

This application must be assessed in light of Policy ENV 2 of the adopted Edinburgh Local Development Plan, which states that proposals involving demolition in a conservation area will not be permitted unless it can be clearly demonstrated that:

  • The building is of no architectural or historic interest;
  • The structural condition rules out retention at reasonable cost;
  • The demolition is essential to delivering significant public benefits; and
  • Any replacement will preserve or enhance the character and appearance of the area.

In our view, the current application does not meet these tests. The building’s original function and surviving form offer tangible links to Edinburgh’s public health legacy. Its retention was specifically identified in both the City of Edinburgh Council’s Place Brief (2020) and the Astley Ainslie Community Trust’s feasibility study as a strong candidate for sensitive conversion—demonstrating clear potential for reuse. The justification presented, citing asbestos and structural issues, appears inconsistent with this recent guidance and lacks transparent, conservation-led assessment.

Moreover, determining the fate of individual buildings on the site in advance of an approved, comprehensive masterplan or Local Place Plan is premature. This piecemeal approach risks eroding the integrity of the site’s historic environment and undermining meaningful community-led development. We urge the Council to uphold its commitment to plan-led, participatory regeneration, particularly on a site of such long-standing civic importance.

The demolition of the Millbank Pavilion would represent an unnecessary and irreversible loss of Edinburgh’s built heritage, setting an unfortunate precedent for further erosion of valued historic fabric. We therefore recommend refusal of this application, and call instead for proper heritage appraisal, sustainability analysis, and engagement with the community to explore viable alternatives.

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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.

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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.

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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.

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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.

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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.

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Erection of windbreak roof structure

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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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