Hostel extension and public bar at 37 - 39 Cowgate, Edinburgh

“Proposed three and four storey extension with dormers to the existing hostel and a public house (sui generis) at ground floor.”

“Materials proposed include ashlar sandstone including a chiselled finish at ground floor and on some upper floor sections. Rectangular glazed openings would be vertically aligned on upper floors and set within a stone frame with even proportions. The roof would be a dark grey pitched zinc with dormers which step up in height. At ground floor, large, glazed openings serving the public house would be setback and front onto a small terrace area.”

“The site is a three storey hostel and associated courtyard with a seating area and a bar. The building forms part of a category C listed (LB ref 28594, date added 13/08/1987) 17th century tenement. It is constructed with sandstone walls, timber sash and case windows with a pitched slate roof. Features of interest include a curved turret facing the junction of Candlemaker Row and Cowgate.”

“The proposal is acceptable with regard to Sections 59 and 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997. It will not harm the listed buildings, their setting and will preserve the character and appearance of the Conservation Area. Overall, it complies with the Local Development Plan and National Planning Framework 4.”

“The hostel and bar uses are acceptable in this city centre location. It will not harm the Outstanding Universal Value of the World Heritage Site and is of an appropriate design. Full detail of external materials is required to ensure these are appropriate in this historic context. It will not have an adverse impact on neighbours' amenity, subject to implementation of noise mitigation measures.”

“NAME: Flood Planning COMMENT: No further comments to be addressed however Scottish Water acceptance of discharge rate is recommended by condition. DATE: 23 September 2025”

“NAME: Scottish Water COMMENT: No objections however a formal connection application is required and will be reviewed after planning permission has been granted. DATE: 20 November 2025”

“25/04406/FUL. The Chief Planning Officer gave details of the proposals and the planning considerations involved and recommended that the application be granted. Motion…”

“To GRANT planning permission subject to the conditions, reasons and informatives as set out in section C of the report by the Chief Planning Officer. - moved by Councillor Osler, seconded by Councillor Mitchell Amendment To REFUSE planning permission as it was contrary to Local Development Plan Policy Env 1.”