Anger as 544-bed hostel gets go-ahead in Edinburgh

Campaigners in Edinburgh have hit out after the Scottish government granted planning approval for a 544-bed hostel in the city's Atholl Crescent.

More than 280 objections were lodged against the plans to transform four Category A-listed Georgian townhouses within Edinburgh's Unesco World Heritage Site into pod-style hostel accommodation.

The application by developer Atholl Crescent Propco Ltd was determined on appeal by the Scottish government on Friday.

Those opposing the hostel say they are worried the decision sets a precedent for property companies wanting to bring large-scale tourist developments to the city's heritage sites.

The decision was taken by the Scottish government's Department of Planning and Environment Appeals (DPEA).

The 24-page document, which has just been published, puts 21 conditions on the approval and concludes that the change of use from office to hotel in a "mixed-use, central location" would not "hinder the provision of homes or services for local people. There would be no loss of services or homes."

BBC Scotland News understands the buildings in Atholl Crescent have not been in residential use for more than a century.

They previously housed a domestic science college and were offices from the late 1970s until the late 2010s.

Philip Flockhart, conservation architect and spokesperson for the campaigners, said the outcome had disappointed residents who feel they have been failed by the planning process.

"This decision will heighten concern among communities across Edinburgh who are already worried about over-tourism and the loss of residential character within the city," he said.

"Residents resisted inappropriate high-density tourist accommodation becoming their neighbour within an important part of the World Heritage Site, but their voices have not been heard.

"There will now be understandable concern that this creates a roadmap for other heavily-financed developers to pursue similarly intensive schemes while bypassing meaningful local democratic scrutiny."

Flockhart said the residents and activists who have stood against the development would review the latest decision and consider their next move.

Flockhart also criticised the conservation group Edinburgh World Heritage (EWH), the charity which protects and manages the areas in the Unesco site.

"They have failed to offer the protection to residential life in the World Heritage Site that is their prime purpose," he said.

EWH told BBC Scotland News the charity noted the Reporter's assessment that the development would retain the features which "contribute to the World Heritage Site's universal value, for example the railings, the windows and the front doors".

In a statement, EWH said they "found the proposed use of the site acceptable and that it did not raise significant issues for the World Heritage Site and its Outstanding Universal Value".

The statement added: "EWH rejects the allegations and misinformation suggesting we were supporters for the proposal. At no point did we present ourselves to DPEA and in no way did seek to influence its independence.

"Our advice on planning applications is governed by an agreed protocol with the City of Edinburgh Council and Historic Environment Scotland and concentrates on the impact of proposals to the Outstanding Universal Value of the Old and New Towns of Edinburgh World Heritage Site."

Labour MP Dr Scott Arthur was among those who spoke out against the development. He said he was disappointed by the decision.

"Throughout this process, residents have been clear about the likely impact on a quiet, established residential neighbourhood, including loss of amenity and increased noise, pressures on narrow streets and concerns about safety and security arising from such a large, 24-hour operation," he said.

"While I respect the planning process and the role of the Reporter, I believe this decision will be difficult for many in the community to accept given the scale of the proposal and its location in a sensitive residential setting.

"I will continue to stand with residents as we work to understand the implications of this decision and ensure their concerns are addressed as far as possible in its implementation."

Claire Miller, Green councillor for the City Centre ward, said: "It's really disappointing that the wealth of evidence provided by the residential community in the West End has been set to the side in this case.

"It goes to show that the voice of communities needs far more power, and I will be raising this with MSPs as a textbook example for the need for planning reforms."

The Scottish government has been approached for comment.