53-bedroom apart-hotel at 16, 18, 20, 22 24 - 26 Forth Street, Edinburgh

“The original rear garden ground of the townhouses has been amalgamated into one car parking area and levelled off where these would originally have sloped down to the north. Only small sections of original garden stone boundary walls have been retained close to the building. There is a rear three storey modern extension/annex at the western part of the site (to the rear of number 16).”

“The site is in the New Town Conservation Area and the World Heritage Site.”

“The previous scheme contained 90 bed rooms which has been reduced following alterations to the internal layout.”

“02/03508/LBC 16 + 24 Forth Street Edinburgh EH1 3LH 16 + 24 Forth Street - Internal alterations to no.24 and erection of external air conditioning units to nos.24 + 16 Granted 4 December 2002”

“The new rear extension or wing adjoins the rear annex building and runs east/west across the northern part of the site. It sits in parallel with the listed buildings on Forth Street. This continues the three stores of the annex building with the roof tying in. It includes dormers on the southern elevation. A hipped roof is proposed on the eastern gable. The main material is brick with a zinc roof and metal framed windows.”

“A landscaped courtyard is provided between the new extension and the rear of the listed buildings. This retains some elements of the historic walls. A cycle store (ten spaces) and refuse storage area are located in the courtyard.”

“Access is taken as existing along the lane from Union Street. The proposals result in the loss of the existing 14 car parking spaces in the rear area. No parking is proposed, though the plans showing a turning area and space for drop offs with space for two cars to temporarily park.”

“The principle of the proposed use is acceptable at this location on a site currently in commercial use. The proposal is an appropriate scale, form and design for the location. There are some limited impacts on amenity in relation to overshadowing, but general amenity implications are acceptable subject to the use of conditions. There is some impact on the historic environment, but in the context of the development proposals this is considered acceptable.”

“Overall, the development is acceptable in relation to the development plan, subject to conditions and informatives. There are no other material considerations that outweigh this conclusion.”

“The application has been referred to the Development Management Sub-Committee because over 20 material objections have been received and it is recommended that the application is granted. Consequently, under the Council's Scheme of Delegation, the application must be determined by the Development Management Sub Committee.”

“The application was originally considered on 19th August 2026 committee. The decision was to continue consideration of the application for a site visit, which took place on 15th September 2026, and a hearing.”

“26/00660/FUL - Report by the Chief Planning Officer 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. 6.3 - 16, 18, 20, 22, 24 - 26 Forth Street, Edinburgh, EH1 3LH Internal and external alterations to accommodate the redevelopment of the site for the change of use from office to an apart-hotel - Application no.”