37 - 39 Cowgate Edinburgh EH1 1JR Data via plota.co.uk

25/04406/FUL - Planning Permission Approved

Proposal

Proposed extension of hostel premises (class 7) comprising guest accommodation on upper floors and public bar (sui generis) on ground floor incorporating partial conversion of the existing ground floor, plus minor ancillary internal alterations (as amended) Data via plota.co.uk

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View original council record ↗Last checked 18 Oct 2026, 22:12

Street View

Application progress

✓

Received

26 Aug 2025

✓

Validated

8 Sept 2025

✓

Approved

22 Dec 2025

Approved on 22 Dec 2025 · Committee Decision · Last checked 18 Oct 2026

Planning committee

Decided by Edinburgh Development Management Sub-Committee on 17 Dec 2025.

Approved

As officers recommended.

Officers advised granting permission because the design, uses and impacts were acceptable, subject to conditions.
Twelve contributors raised concerns about heritage, amenity, transport, accessibility, noise, light and deliveries.
The committee voted 6–3 to grant permission, rejecting an amendment to refuse it for conflict with Policy Env 1.

Read how the committee decided The proposal, site history, officers’ assessment, public concerns, committee debate, vote and decision. Includes the meeting recording

Source: Plota analysis of Edinburgh's committee minutes of 17 Dec 2025.

Documents 48

Decision & officer reports 1

PDF DECISION NOTICE Decision Notice · 22 Dec 2025 View ↗

Statements & assessments 10

Plans & drawings 2

PDF SURFACE WATER MANAGEMENT PLAN Report · 12 Nov 2025 View ↗ PDF SURFACE WATER MANAGEMENT PLAN BackGround Papers · 26 Aug 2025 View ↗

Application forms 1

PDF APPLICATION FORM Application Form · 26 Aug 2025 View ↗

Consultation & comments 27

Site constraints 6

Grade C listed: Livingstone House, 17-39 Cowgate, Edinburgh

List entry LB28594 · 1 m away · 80 more listed buildings within 150 m (19 Grade A, 43 Grade B, 18 Grade C)

Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Show the other 80 with distances

13 mMagdalen Chapel, 41 Cowgate, EdinburghGrade A
24 m9 George Iv Bridge, EdinburghGrade B
31 m39, 41, 43 Candlemaker Row, EdinburghGrade B
33 m3 Merchant Street, EdinburghGrade B
37 m35-37 Candlemaker Row, EdinburghGrade B
43 mCentral Library, George IV Bridge, EdinburghGrade A
48 mThe Protestant Institute Of Scotland, 17, 18, 19 George Iv Bridge, EdinburghGrade B
54 mClinic, 14-20 Cowgate, EdinburghGrade B
57 mGeorge Iv Bridge, EdinburghGrade A
60 m13-15 Cowgatehead, EdinburghGrade C
62 mGreyfriars Hostel, 2, 4, 6, 8, 10, 12 Cowgate, EdinburghGrade B
62 m31, 33 Candlemaker Row, EdinburghGrade B
66 mFine Art Department, Central Public Library, George Iv Bridge, EdinburghGrade B
67 m1-2 India Buildings, Victoria Street, EdinburghGrade A
70 m62 Candlemaker Row, EdinburghGrade C
72 m11, 13, 15 Victoria Street, EdinburghGrade C
72 m55 George Iv Bridge, EdinburghGrade C
83 mGeorge Buchanan's Monument, Churchyard, Greyfriars Church, Candlemaker Row, EdinburghGrade A
84 m114, 116, 118 West Bow, 112B, EdinburghGrade B
84 m114, 116, 118 West Bow, 112B, EdinburghGrade B
84 m56, 56A Candlemaker Row, EdinburghGrade C
85 mSt John's Church And Parish School, 9 Victoria Street, EdinburghGrade B
91 mFrankenstein Pub, 26 George Iv Bridge, EdinburghGrade B
94 m50, 52, 54 Candlemaker Row, EdinburghGrade B
96 m5, 7, Victoria Street, EdinburghGrade C
96 m108 West Bow, EdinburghGrade B
97 m27 And 28 George Iv Bridge, EdinburghGrade B
98 mNational Library of Scotland, 57 George IV Bridge, EdinburghGrade A
99 m1, 3 Victoria Street, EdinburghGrade C
99 mAugustine Bristo Congregational Church, 41-43 George Iv Bridge, EdinburghGrade B
101 m39 George Iv Bridge, EdinburghGrade C
103 m46, 48 Candlemaker Row, EdinburghGrade B
104 m98, 100, 102 West Bow, EdinburghGrade B
104 m85 Grassmarket, EdinburghGrade B
105 m8, 10, 12, 14, 16 Victoria Street, EdinburghGrade B
105 m80 West Bow, EdinburghGrade C
110 mWest Bow Well, West Bow, Grassmarket, EdinburghGrade A
110 m81, 83 Grassmasket, EdinburghGrade B
111 m84-92 West Bow, EdinburghGrade C
111 m84-92 West Bow, EdinburghGrade C
112 m94, 96 West Bow, EdinburghGrade B
112 m32 And 34 George Iv Bridge, EdinburghGrade B
113 mK6 Telephone Kiosk, Grassmarket, EdinburghGrade B
113 m44 Candlemaker Row, EdinburghGrade C
115 mPolice Box, Grassmarket, EdinburghGrade B
116 m22, 24, 26, 28, 30, 32 Victoria Street, EdinburghGrade B
118 mLamps And Steps, Railings, Victoria Terrace With Pavement, EdinburghGrade A
118 mBank Of Scotland, 32-32A Chambers Street, EdinburghGrade B
119 m42 Candlemaker Row, EdinburghGrade A
120 mRailings And Gate, Boundary Wall, Covenanters' Memorial, Grassmarket, EdinburghGrade C
123 mSecession Church, 3 Victoria Terrace, EdinburghGrade B
123 mEdinburgh Dental Hospital And School, 30-31 Chambers Street, EdinburghGrade B
124 m34-38 Victoria Street, EdinburghGrade B
124 m6, 7, 8 Upper Bow, EdinburghGrade C
124 mQuaker Meeting House, 7 Victoria Terrace, EdinburghGrade B
127 mIncluding Wall And Railings, Advocates' Library, Parliament SquareGrade A
128 m98 Grassmarket, EdinburghGrade A
128 mBailie John Mcmorran's House, 5-6 Riddle's Court, Lawnmarket, EdinburghGrade A
129 mRoman Eagle Hall, Brodie's Close, 304 Lawnmarket, EdinburghGrade A
130 m97 West Bow, EdinburghGrade A
132 m1 Johnston Terrace, EdinburghGrade C
133 m87-87A West Bow, EdinburghGrade B
133 mCrocket's Land, 91-93 West Bow, EdinburghGrade A
134 m101, 103 West Bow, EdinburghGrade A
134 mSt Columba's Free Church Of Scotland, Johnston Terrace, EdinburghGrade B
135 m89 West Bow, EdinburghGrade A
136 m65, 67, 69, 71, 73 Grassmarket, EdinburghGrade B
136 m65, 67, 69, 71, 73 Grassmarket, EdinburghGrade B
136 m65, 67, 69, 71, 73 Grassmarket, EdinburghGrade B
136 m4 Upper Bow, EdinburghGrade C
140 mGreyfriars Bobby Fountain, George Iv Bridge, EdinburghGrade A
141 m3 Upper BowGrade C
144 mPublic House, 30, 32, 34 Candlemaker Row, EdinburghGrade B
145 m96, 96A Grassmarket Mission, EdinburghGrade C
146 m330 Lawnmarket, EdinburghGrade B
148 mFisher's Close, 312, 314, 316, 318 And 320 Lawnmarket, EdinburghGrade A
148 m94 Grassmarket, EdinburghGrade B
148 m94 Grassmarket, EdinburghGrade B
149 mMidlothian County Buildings, George Iv Bridge, EdinburghGrade B
149 m332-334 Lawnmarket, EdinburghGrade B

Historic Environment Scotland ↗

World heritage site: Edinburgh World Heritage Site Boundary

Nationally designated heritage. Its significance and setting carry great weight.

Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.

Historic Environment Scotland ↗

Old Town conservation area

Demolition needs planning permission and permitted development is restricted.

The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.

Also on the record

SSSI 230 m away: Arthur's Seat Volcano; Radon affected area, class 3; Scheduled monument 230 m away: Edinburgh Castle/Caisteal Dhùn Èideann.

Not affected

Outside flood zones 2 and 3

Checked on 2 November 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Edinburgh
Application type: Planning Permission
Postcode: EH1 1JR
Received: 26 Aug 2025
Validated: 8 Sept 2025
Ward: City Centre
Parish: Old Town
Case officer: Show
Target decision: 7 Nov 2025
Decision: Granted
Decision date: 22 Dec 2025
Decision level: Committee Decision
Applicant: Show
Agent: Hackland + Dore Architects. (Commercial Quay).

How this decision compares

Decided in 105 days from validation, 45 days slower than Edinburgh's median of 60 for full applications. Approved, as 79% of full applications here are.

This one105d

Council60d

UK57d

41%decided within 8 weeks

79%approved

8%go to committee

Plota live figures for full applications decided by Edinburgh in the last twelve months, from validation. Edinburgh decision record →