Edinburgh planning: Developers behind 544-bed 'super hostel' in Georgian crescent accused of undermining local democracy
Developers behind plans for a 544-bed “super hostel” in one of Edinburgh’s Georgian crescents have been criticised by councillors for “undermining democracy”.
A company called Atholl Crescent Propco Ltd is wanting to convert four townhouses and associated mews properties at 14-17 Atholl Crescent, the former headquarters of Capital law firm Brodies, into “a new hospitality concept” with “capsule pods” targeted at “Gen Z travellers”.
Residents say the proposed development is unsuitable for the area and would erode the quiet environment and put pressure on narrow streets and lanes from servicing and deliveries.
But rather than wait for a decision by the city council, the applicants lodged an appeal with the Scottish Government, meaning the decision will be taken by a government planning reporter rather than at local level.
SNP City Centre ward councillor Finlay McFarlane said: "It is fairly unusual that a developer would choose to go straight to an appeal like this before determination. It’s a poor show and feels cynical to deny the local community their chance to engage in the democratic process of planning decisions.
“It also does not bode well for how the developers aim to engage and work with the West End community in the future, should the project be granted planning permission.”
Councillor McFarlane said that most developers involved in controversial projects worked constructively to engage and consider the objections of local people. He added: "The local community have worked extremely hard to understand and engage in the planning process, and to give voice to their concerns. To have the process taken out of their hands and over their heads is extremely disappointing."
Joanna Mowat, Conservative councillor for the ward, said: "It's very disappointing when a developer doesn't let council process run its course. It means the council and the local community do not see matters determined in the normal way. Instead, it takes it out of their hands and puts it into the hands of the government reporters, which undermines local democracy."
Claire Miller, the ward’s Green councillor, added: “My constituents have been let down by the planning processes and denied their day in committee, where councillors would have determined the outcome of this application. Instead, they have to hope the reporter will make the right decision.
“I’m worried that West End residents haven’t been given sufficient chance to share all of their local knowledge about how this large hostel would impact the neighbourhood and it feels fundamentally unjust to make the decision this way.”
And City Centre Labour councillor Margaret Graham said: “Residents take seriously the protection of our shared heritage and their concerns are very relevant. The density of use being proposed for the building in Atholl Crescent needs to be given close attention. I would hope that the developer will takes these concerns on board and modify their plans.”
Conservation architect Philip Flockhart, spokesman for the residents, said when a notional target set by the council planners for a decision on the scheme elapsed, the company had withdrawn its proposals and lodged an appeal.
He said: “When a development of this scale is proposed within the World Heritage Site, local scrutiny really matters. Elected members are there to weigh up evidence, hear from residents and assess impact in a transparent forum. To remove that stage from the process undermines public confidence and denies communities the opportunity to have their concerns properly heard and tested.
“This seems little more than a cynical attempt to push through a planning back door when the unpopular proposals looked unlikely to make it through the front door of the normal process. Such attempts to bypass proper scrutiny and the local democratic process cannot be allowed to succeed.”
He added that the scale of the proposal remained a central concern. “A 544-bed, dormitory-style scheme within four Category A-listed townhouses is a level of intensified occupation that would fundamentally alter the character of this part of the West End.
“If permitted, a precedent would be set for how major schemes within the World Heritage Site are handled, eroding community attempts to keep residential life in the West End.”
More than 280 objections to the proposals have been lodged, including from the Cockburn Association, the Architectural Heritage Society of Scotland and West End Community Council.
Atholl Crescent Propco Ltd was approached for comment.
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