63 residential apartments at 57 Henderson Row, Edinburgh

“The application site is an office building located at 57 Henderson Row. The building has been vacant for three years. The building is three storeys with a basement and slate mansard roof. It was previously a tram depot building before its partial demolition and redevelopment of office building early 1990s. Car parking is located within the basement with access off Henderson Place Lane.”

“The application proposes a change of use from office (Class 4) to residential apartments (sui generis). It proposes to remove the existing mansard roof and to erect a new mansard roof with an additional storey added. The materials for the third floor include stone for the north elevation and render for the south elevation. The proposed fourth floor would be a single storey dark grey slate mansard roof with dark grey aluminium dormer windows. A green roof is also proposed.”

“The site lies within the New Town conservation area and is part of a historic garden/designed landscape (New Town Gardens and Dean).”

“Whilst the existing building is currently an adaptation of a former tram depot, it has a settled architectural character that contributes to the character and appearance of the conservation area. The proposal is not for a sensitive re-adaptation of the building as it does not preserve or enhance the character or the appearance of the building or its contribution to the conservation area.”

“Due to the adverse harmful impacts identified to the character and appearance of the conservation area, the material considerations do not justify or outweigh the harm in this location. The proposals do not comply with Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 (the "1997 Heritage Act").”

“The proposed conversion of the building to housing would not prejudice or inhibit the activities of any nearby employment. The proposals would allow the building to be adapted to an alternative use, compatible with the surrounding area. In terms of criteria (c) of LDP Policy Econ 5, the proposals do not include commercial floorspace.”

“The proposals are for an inappropriately designed addition to the building as it would undermine the character and appearance of the host building and its important contribution to its townscape. The design of the rooftop extension, including its form and height fails to demonstrate a sensitive approach to incorporating or enhancing features worthy of retention or positively relate to its surroundings.”

“NAME: Affordable Housing COMMENT: Supports the application, subject to appropriate legal agreement. DATE: 21 July 2026”

“NAME: Children and Families COMMENT: No objections, subject to legal agreement to secure contributions towards education infrastructure. DATE: 18 May 2026”

“- Planning history of previous refusal (25/03716/FUL) - Addressed above. - Heritage impacts (listed building settings and conservation area) - Addressed above. - Impact on protected views (St Stephen's Church and Edinburgh Castle) - Addressed above. - Development design- Addressed above. - Overdevelopment - Addressed above. - Neighbouring amenity (sunlight, overshadowing, privacy and outlook) - Addressed above.”

“- Design is improved and is in-keeping with area - Addressed above. - Sustainable reuse of vacant building would re-invigorate area and support local businesses - Addressed above. - Provide much needed homes and be a positive addition to the local community- Addressed above. - Sympathetic refurbishment of building without need for demolition- Addressed above. - Complies with Edinburgh Local Development Plan policies and Edinburgh Design Guidance- Addressed above.”

“26/01640/FUL - Report by the Chief Planning Officer Decision 1 To agree not to hold a hearing and to determine the application at this meeting of the Development Management Sub- Committee. (On a division) Decision 2 To REFUSE planning permission for the reasons set out in section C of the report by the Chief Planning Officer. (On a division) 4.5 – 181 Pleasance, Edinburgh, EH8 9RU”