A group of residents in Musselburgh is actively opposing plans for a substantial six-storey building designed to accommodate nearly 300 students. The application for this project, which has been submitted to East Lothian Council’s planning department, is for a site located off Newhailes Road. The proposed development includes 290 bedrooms, as well as communal study and lounge areas, with additional amenities such as a gym and a reception area.
The design and access statement outlines that the ground floor will consist of 38 studios, while the upper floors will house a total of 220 studios, with the fifth floor featuring an additional 32 studios. Each studio is set to include essential living spaces, comprising a bed, bathroom, and kitchen facilities. Harbour Business Centres Limited, the developer behind this initiative, asserts that these proposals are intended to “provide a building of quality and scale” and represent “a substantial and sustainable improvement on the existing building on site.”
Community Concerns
Despite the developer’s optimistic claims, community opposition has been significant, with residents urging East Lothian Council to reject the application. A dedicated website, stopharbourpoint.com, was established last year to gather concerns regarding the development, which has drawn a considerable amount of public interest. Scott McBay, a spokesperson for the objectors, reported that the proposal has generated “significant public concern” over its “potential negative impact on the local community, infrastructure and environment.”
Residents have raised critical objections centred on the potential strain this development could place on local public services, specifically healthcare facilities, which are already reported to be operating beyond capacity. McBay emphasised that the introduction of nearly 300 new residents is expected to exacerbate existing pressures on local resources.
Traffic congestion is another major concern, with residents questioning the developer’s claim that the development will be ‘car-free’ for students. They argue that increased traffic will still result from deliveries, drop-offs, visitors, and the challenges of enforcing parking restrictions, subsequently impacting local infrastructure.
Architectural and Environmental Impact
Objectors have also expressed worries regarding the “adverse visual impact and scale” of the proposed building. McBay stated, “The proposed six-storey building is described as being out of proportion with the existing architecture on Newhailes Road.” He highlighted that the plans involve moving the building closer to the roadside, which opponents argue creates an uncharacteristic and dominating presence, irreversibly altering the streetscape.
Residents have illustrated that there are currently no other buildings along Newhailes Road that match the height and density of the proposed development. They noted that the character of Newhailes Road is defined by its tree-lined streets, with buildings set back and screened by trees. Concerns have been further heightened following the removal of several mature trees by the property owners, which has already changed the visual landscape of the area.
Criticism has also been directed at the design itself, with some local residents likening its appearance to that of a “prison” due to its large and block-like form, contrasting sharply with the historical character of the neighbourhood. Furthermore, a serious public health concern has been raised regarding the site’s historical industrial use, specifically the presence of a former colliery entrance located behind the proposed building. This raises alarms about potential ground contamination, necessitating thorough investigation and remediation before any construction can proceed.
Local Authority and Community Council Responses
The Musselburgh & Inveresk Community Council has formally objected to the plans, asserting that the “massing and density” of the proposed development is “entirely out of character with the surrounding area and constitute clear overdevelopment.” They have argued that a block of 290 studio flats would represent a “dramatic and intrusive departure from the established built form” along Newhailes Road.
The council has also pointed out that the application signifies a change of use from office/employment land to “high-density” residential housing. They noted that Newhailes Road is already facing “significant parking stress and traffic pressure,” driven by retail activities, commuter parking, public transport access, and the movement of service and delivery vehicles. Therefore, the addition of approximately 290 residents, alongside “negligible on-site parking provision,” would exacerbate these conditions, leading to increased pressure on GP services, public transport, waste and recycling facilities, and community safety.
The Musselburgh Conservation Society has added its voice to the opposition, with Greg Holstead, a committee member and professional architect, stating, “The current building on the site in question is not particularly attractive, but the proposed replacement offers little by way of enhancements and would dominate the space in a way completely out of proportion to what is a historically important thoroughfare.”
He further noted that the felling of mature trees, some of which are over 200 years old, was conducted last year, allegedly by the developer, without a formal planning application. This action, according to Holstead, has already damaged the historic structure of the area, which would continue to degrade if the large six-storey structure were to be constructed. Furthermore, he reiterated concerns that new accommodation for 290 students would significantly contribute to the already heightened traffic congestion on Newhailes Road, leading to increased levels of noise and air pollution, alongside the pressure on local GP services.
Developer’s Response
A spokesperson for Harbour Point Business Centres Ltd has responded to the criticisms, asserting that the claims made against the project are unfounded and perpetuate scaremongering. They contend that the proposals will deliver a fully policy-compliant development that replaces an outdated office building, which is no longer in demand.
They highlighted that their extensive investigations have concluded that there is limited demand for office space in this peripheral location, a sentiment echoed in East Lothian Council’s local development plan. The plan notes that maintaining offices in East Lothian is challenging due to rent levels failing to cover maintenance costs. Given this context, the developers argue that student accommodation represents the least impactful option for the site.
Additionally, they asserted that the development would not create extra demand for school places, as it is specifically designed as student accommodation. NHS Lothian will be consulted regarding any GP requirements. The developers claim that many students are already registered with GPs at home and, being younger, will exert less pressure on health facilities than a typical residential population.
The developers also emphasised that students typically have low levels of car ownership. They maintain that the development will be car-free, with contractual obligations in place to prevent car ownership among residents, which they believe will reduce congestion and pollution compared to a residential development that would require council parking provisions.
Regarding concerns about ground conditions and contamination, the developers assert that these claims are baseless, as a site investigation report has been submitted with the planning application, confirming that ground conditions and contamination have been adequately assessed. They argue that the development adheres to the same ground conditions and stipulations that were applied when planning permission was granted for two nearby supermarkets.
Furthermore, they claim that the development will enhance local businesses, including shops, bars, and restaurants, providing an economic boost to the area. The developers have noted that they have received support from local businesses, highlighting that students tend to contribute vibrancy and economic activity in their communities.
While the scale and size of the development have been contested by some locals, the Harbour Point scheme has been evaluated against all development management standards of amenity and is said to comply with these standards while being respectful of neighbouring properties. The closing date for comments on the planning application is set for next Friday, January 16.