10-07-2025
- Business
- The Herald Scotland
Watchdog objects to demolition of building for student flats
A statement on behalf of the developer by 56three Architects for 66 flats involves the demolition of a three-story building designed by John Duncan MacLeod and Victor James de Spiganovicz and built around 1907 as the institute.
The application has been lodged with the City of Edinburgh Council.
The Cockburn Association, the city's heritage watchdog, has submitted an objection on the grounds it 'appears to fail to comply with key policies'.
The association said: '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.'
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The developer's statement currently being considered by planners said: 'A Heritage Statement is included as part of this application, for which an in-depth assessment of the existing buildings can be found.
'The building on Ratcliffe Terrace is the former Causewayside Lads Institute and has been assessed to be of low importance.
'A report of valuation was also commissioned by the client which concludes that the building is in poor condition with a market value of nil in the current market, and therefore unsuitable for a loan in its current condition.'
It added: 'The report concludes that the state of repair is very poor, both internally and externally, including brickwork, windows and roof. There is also structural cracking on the south elevation.
'In terms of marketability, the report states that there is very limited demand in the location for the use class of property, with excessive capital expenditure required and extended marketing period to secure a purchaser.'
A council archaeologist said: "The site occurs on the one of the main medieval routes into Edinburgh's medieval town from the South via Liberton and entering Edinburgh via the medieval Portsburgh suburb and Bristo Port.
"This area began to be developed during the 18th century with Kirkwood's 1817 map showing the site occupied by a Georgian property owned by a Mr Christie. This building survives into the fourth quarter of the 19th century when it is replaced by what appear to be small workshops/ industrial units coinciding with the expansion of Victorian industry."
