1 Rennie’s Isle, Leith – Proposed Hotel Development
Posted on: September 4, 2026
Supportive of redevelopment in principle, but concerned by scale and massing
The proposal is for the demolition of the existing building at 1 Rennie’s Isle, at the corner of Ocean Drive and Rennie’s Isle, and its replacement with a new-build 121-bedroom hotel of up to ten storeys. Designed by FaulknerBrowns for VRS (Rennie’s Isle) Ltd, the scheme comprises a taller tower marking the corner with lower elements stepping down towards neighbouring residential development and the Leith Conservation Area. The proposals also include active ground-floor uses, landscaping and public realm improvements, public art referencing Leith’s maritime and commercial heritage, cycle parking and 22 car-parking spaces.
Cockburn Response
Pre-application consultation
The Cockburn Association has responded to the public consultation on proposals to redevelop 1 Rennie’s Isle, Leith, with a new hotel development.
The Association recognises that the existing building makes a limited contribution to this prominent waterfront location and considers that there is scope for redevelopment which could improve the relationship between the site, Ocean Drive and the wider dockside public realm. We are therefore supportive of the principle of appropriate redevelopment.
However, we have significant concerns about the scale and massing of the current proposal, particularly the ten-storey tower element and the suggestion that the site should accommodate a new landmark building.
This is a sensitive location, close to the Leith Conservation Area, Victoria Dock, Victoria Swing Bridge and the historic Shore. Any development of this height and prominence must therefore be convincingly justified through a comprehensive assessment of its effects on the surrounding townscape, important views and the historic environment.
We welcome the intention to draw upon Leith’s maritime and commercial heritage, provide active uses at ground level and improve the surrounding public realm. References to local history through materials and public art can make a positive contribution, but they should complement rather than substitute for architecture which responds directly to the scale, grain and character of Leith.
We would like to see further consideration given to the height, massing and upper-level articulation of the proposed building and to its relationship with neighbouring residential development and the conservation area. Servicing arrangements, pedestrian movement and residential amenity will also require careful attention.
There is also an important sustainability question. As the proposal involves demolition of the existing building, we would expect any future planning application to include a robust whole-life carbon assessment, demonstrating why demolition and redevelopment represents a better environmental outcome than retaining and substantially retrofitting the existing structure.
The Cockburn considers that 1 Rennie’s Isle presents an opportunity for positive change. However, further design development is required if a new building here is to make an appropriately sensitive and enduring contribution to this important part of Leith’s waterfront.
Our position: Supportive of appropriate redevelopment in principle, but significant concerns regarding the scale, massing and contextual response of the current proposal.