Student accommodation conversion at Mecca Bingo Hall, Edinburgh

The site and its setting

The former bingo hall lies within the Leith Conservation Area, beside railway arches, businesses, housing and the consented development next door.

“The site is the former Club 3000 Bingo Hall at 24 Manderston Street, which was previously the Mecca Bingo Hall and formerly the Leith Capitol Theatre and Cinema. The entrance to the bingo hall is through a railway arch within a row of arches of the former railway viaduct that supported the former railway and bridge that served the former Leith Walk West Goods Yard. The railway archway entrance leads to the bingo hall auditorium located behind the railway embankment.”

“There are a number of small businesses operating within other railway archways along Manderston Street/Gordon Street, including car repair workshops, garages, and a local music venue. The site of the consented development the subject of planning permission 22/01563/FUL for a mixed-use development of Sui Generis flatted, dwellings including mainstream, affordable and student accommodation etc. lies adjacent to the west and south of the site.”

Officer report

What officers recommended

Officers recommended approval because the proposal would retain the historic building, preserve the conservation area and provide an acceptable use for a constrained site.

“The proposal would retain the historic building and although several extensions are proposed, these would not harm the character and appearance of the conservation area. Thereby the proposal is in accordance with Local Development Plan Policies Env 1, Env 4 and Env 14 and NPF 4 policies 7-part d) and 14.”

“In considering the principle of development of the site the inclusion of the building within the conservation area and the subsequent retention of the building has a significant influence over the potential end use of the site. The ability to deliver the density of housing as identified within the H42 of the Local Development Plan is significantly undermined.”

Officer report

The main planning issue

Student accommodation did not deliver mainstream housing on the allocated site, but retaining the conservation-area building made the use acceptable in this exceptional case.

“Sites are allocated in the LDP to deliver the housing land requirement; and student accommodation does not fulfil this. Student accommodation is not taken into account in the calculation of need and demand for housing on which the MATHLR (The Council's housing land requirement) is based. Student accommodation does not contribute towards meeting the housing requirement which is the purpose of identifying sites for housing led development.”

“However, this site has unique characteristics that contribute towards the fact that student housing is an acceptable use in this exceptional circumstance. Firstly, the site is within the conservation area, and therefore its demolition (in whole or part) is not a preferred option when seeking to preserve or enhance the conservation area.”

Officer report

Consultation responses

Most consultees raised no objection, while Environmental Protection sought noise controls, Archaeology Services required a condition and the community council objected.

“NAME: Environmental Protection COMMENT: No objection, but concerns raised regarding noise. Planning conditions are recommended. DATE: December 2024”

“NAME: Archaeology Services COMMENT: No objection. A condition is recommended. DATE: May 2024”

Officer report

Who spoke

The community council, ward councillors and the applicant’s team addressed the committee, presenting concerns or support about housing, heritage, design and amenity.

What members debated

Members considered the Place Brief, affordable housing, student accommodation, heritage retention, daylight, amenity and the constraints of developing within the conservation area.

“The Halmyre Place Brief, stated there was a need for environmentally sustainable social and affordable housing choices for people. There were concerns that about the impact of student housing and short -term lets such as Airbnb. The report referred to the neighbouring development to the west and south west of the site and the delivery of new…”

“There were concerns about the constraints on the site and the ability to deliver this density of housing within a conservation area. As there were examples of listed buildings being turned into residential housing, there were concerns at the conclusion of this report. There were further concerns that insufficient weight had been given to the Place Brief and the need for adherence to this when plans were being drafted.”

Minutes

The decision

Permission was granted subject to the report’s requirements, an additional landscaping condition addressing water handling and biodiversity, and a car-club informative.

“For the amendment: Councillors, Mattos-Coelho, McNeese Mechan, Mumford, Osler and Parker.) Decision To GRANT planning permission, subject to: 1) The conditions, reasons, informatives and a legal agreement, as set out in section C in the report by the Chief Planning Officer.”

“Development Management Sub-Committee of the Planning Committee – 3 September 2025 2) An additional condition that prior to the commencement of development a revised landscaping scheme should be submitted to and approved by the Planning Authority which should address water handling and biodiversity. The approved landscaping scheme should be implemented prior to the occupation of the development.”

Minutes