Update on Planning Applications around Leith Links
One of the statutory functions of the Community Council is to comment on Planning Applications that developers submit to the City of Edinburgh Council (CEC). Below is an update on comments recently made by our Community Council lead on planning. When you read it, you may perceive some frustration, as writing Planning responses is demanding and time consuming – yet it seems that the Council often does not pay attention to them….
Planning matters report -24 November 2025
- Our objections to the demolition of part of the listed GPO so-called hotel (Constitution Street/ Mitchell Street) did not succeed and the Council has agreed to demolition of a non-derelict listed building.
- We have objected to a proposal to create 39 holiday flats on Constitution Street (previous permission for 35 residental flats has been granted and the owner gave notice of commencement in the Spring). Council has not yet decided this case.
- We have engaged with other Community Councils about the ever-growing trend of aparthotel proposals.
- Members and local residents may want to comment on the Coatfield Lane proposal – closes 28 November – and note the proposal to turn ‘Destined for Home’ shop into a flat and note the Pre Application Notice for Salamander Place/Daltons site. See below for more details.
A personal reflection – it feels like private individuals or a community council engaging in the planning process have little hope of the points they raise being properly considered by the Council.
Further information about all these is expressed as ‘Highlights’, ‘Low’ lights and as ‘New’ below:
LOW GPO so-called ‘hotel’ – CEC yet again fails to protect a listed building owned by a leading contractor. On 11/11/25 CEC approved a Listed Building Consent (LBC) application to completely demolish the far from derelict rear part of a listed building (1870s) on Constitution Street/Mitchell Street which is also in a conservation area, and to replace it with a contemporary extension which will double the number of bedrooms in this ‘hotel’, which is now licensed as an HMO. According to the Council decision –
‘The proposals have special regard to the desirability of preserving the building and its setting and will not adversely impact on its special architectural and historic interest. The proposals will preserve the character and appearance of the conservation area.’
This seems an incredible view to take, as the proposal does not involve any preservation of the building – far from it. LLCC objected on conservation grounds citing Council and HES guidance on demolition but this was completely ignored. Link to CEC decision report here Notice of meeting and agenda In the interest of transparency, it seems wrong that such a decision, which will double the capacity of the property (owned by a major provider to the Council of homelessness accommodation), should be taken without even any discussion in committee that would be accessible to public scrutiny.
LOW Apart-hotel proliferation continues unabated across the City – the trend of apart-hotel proposals continues, and gathers speed, and what’s more CEC is granting approval for holiday flats in Leith even where there are as many 80 objections. See for example 154 Leith Walk (proposal for 29 studio flats in a pend behind ‘Best Kebab’ approved last week). LLCC area has its own ‘holiday flats’ proposals – 2 have been approved (Restalrig Rd and Assembly Street) and one is still pending (Queen Charlotte Street). There is another application for Constitution Street for 39 holiday flats, not yet decided, to which there have been 38 objections, including ourselves, the LLCC. Link to that application here 25/03541/FUL | Change of use and redevelopment of 111 Constitution Street and warehouse at 18-25 John’s Lane to create serviced apartments and commercial floor space with ancillary landscaping and works. | 111 – 115 Constitution Street, 18 – 25 John’s Lane Edinburgh
Neighbouring Community Councils (Leith Harbour & Newhaven, Leith Central and New Town & Broughton) also all have aparthotel applications, in most cases the projects seem to have had prior consent for residential use and are looking to now change use to holiday flats before completion or build. These cases include Claremont Crescent (New Town) – there is a petition and the local MSP has now objected; a new application on Casselbank Street (Central); Tower Place and Bernard Street (Leith Harbour). All of these seem contrary to the Council’s declaration of a housing emergency, particularly where there is a residential consent and/or the work has started, are contrary to policy HOU6 in the city plan, and intensify non-residential uses in a residential area. The Council seems to lack any concern or policy about how to approach this trend. There also seems to be an assumption that STL licences will deal with anti-social operations – but apart-hotels are excluded from the legislation and don’t need to have licences or the same level of regulation as other short term lets. We are circulating something about this observed trend via the Edinburgh Association of Community Councils to find out if other Community Councils have seen the same trend and have concerns about it, and the approach CEC is taking to deciding these applications.
NEW Salamander Street /Daltons are back – a new proposal for ‘build to rent’ and student blocks is in PAN stage. 25/05968/PAN | Proposed mixed use development comprising, residential (build to rent), purpose built student accommodation, retail/commercial space and associated works. | 52 – 66 Salamander Street South Leith Edinburgh EH6 7LA According to their application form there will be public events about the proposal at Leith Library and all three CCs have been sent information about the application – though we are not sure this is correct.
Event no 1 : Leith Library, 28-30 Ferry Rd., Edinburgh EH6 4AE (15th January 2026 15:00 – 19:00)
Event no 2 : Leith Library, 28-30 Ferry Rd., Edinburgh EH6 4AE (5th February 2026 15:00 – 19:00)
We propose to make contact with the applicant and ask them to arrange a presentation/meeting nearer to the development site which the immediate neighbours will find it easier to attend. Closing date for any comments will be 3 February 2026
NEW Just Over the Border in LH&NCC – applications of potential interest
- Coatfield Lane – After an extremely long time (10 years?) of dereliction there is a further application for redevelopment of Coatfield Lane. LLCC members and local residents may be interested in engaging due to the proximity of this to our own area. Demolition of plinth area with under croft parking, relocation of existing substation and repair works to the existing concrete plinth stairs and handrails. Proposals are for 49 new build dwellings and associated landscaping comprising a mix of terraced townhouses and apartment blocks. Last date for comments is 28 November 2025
- Conversion of shops to flats on Constitution Street – to become 3 flats. Each has a separate entranceson Constitution Street – so can’t meet apart-hotel definition – but this would mean the loss of a shop and offices. This could be contrary to City Plan 2030’s very low profile policy on Leith Town Centre Leith Town Centre – January 2025 and the general idea that such a trend creates dead frontages (though the boundary of Leith Town centre does not seem to extend to Constitution Street). Comments due different dates for FUL and LBC
25/05854/FUL | Alter commercial premises and change of use to form three dwellings. | 96 – 98 Constitution Street Edinburgh EH6 6AW – comments due by 12/12
25/05860/LBC | Alter and change the use of commercial premises to form three dwellings. | 96 – 98 Constitution Street Edinburgh EH6 6AW – comments due by 19/12
