Ratcliffe Terrace PBSA
Posted on: July 4, 2025
The design lacks architectural distinction and fails to respond meaningfully to its setting
Address: 27 – 29, 31 Ratcliffe Terrace, 4 South Gray Street, Edinburgh
Proposal: Demolition of existing buildings and erection of a purpose-built student accommodation with associated cycle parking, landscaping and access arrangements.
Reference No: 25/02904/FUL
Closing date for comments: Fri 18 Jul 2025
Determination date: Fri 10 Oct 2025
Result: Pending
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.