Hotel in vacant office at 15 Dalkeith Road, Edinburgh

“The application is to change the use of the seven retained modules (Modules 1-7) of the existing office building within this red site line to hotel use (Class 7), along with associated external and internal alterations. Given the scale of the building, the proposed scheme incorporates works to accommodate either one large hotel or two (dual brand) hotels, referred to as Brand A and Brand B.”

“The existing main entrance and reception area within Module 1 will be refurbished for Brand A, with a restaurant/bar above on Level 1 (accessed via the existing stair) for use by guests of both hotel brands and the general public. The ground floor of the other modules upwards will contain hotel bedrooms and back of house stores.”

“Continuing the original office use is not therefore viable and prolonged periods of vacancy and under-use is not beneficial for the long-term condition any building. Given that this building is category A listed, the proposed sensitive conversion to an appropriate and viable alternative use is welcomed.”

“The applicant has reviewed a range of alternative uses for the retained components of the building which occupy this application site and is progressing the extant planning permission for the residential development (with affordable housing) on the wider site (reference 22/04766/FUL). Hotel accommodation has been identified as a viable and deliverable option to secure the long-term occupation and maintenance of the listed building.”

“Heritage - the submitted Heritage Statement Addendum relies substantially on a comparative case against the consented office scheme to demonstrate benefit, rather than a standalone heritage appraisal that assesses the proposals on their own merit; - the drawings for the replacement curtain walling, fundamental to the building's special interest, do not show this at a sufficient scale to compare the proposed system against the existing in any meaningful detail; - the roof…”

“Amenity - the amenity impact has not been adequately assessed under LDP Policy Env 33 in terms of privacy and immediate outlook; - the nature and intensity of overlooking will change under hotel use and reliance on individual guests using curtains, sheers or blinds to maintain privacy is inadequate; - the Noise Impact Assessment is not adequate for a use of this scale and relies on baseline survey data gathered in 2022 in support of the previous office-led scheme; - the…”

“26/02612/FUL - Report by the Chief Planning Officer To GRANT planning permission subject to the reasons, conditions and informatives as set out in section C of the report by the Chief Planning Officer. 7.2 - 15 Dalkeith Road, Edinburgh, EH16 5BH Alteration of vacant office building to form hotel - Application no.”