Advocate’s Close

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.