The former Royal Bank of Scotland site, located on Dundas Street in Edinburgh, was initially designed to accommodate 350 new homes, which would include a diverse mix of build-to-rent, private residential, and mid-market rental options, alongside new office and commercial retail spaces. However, developers Ediston Real Estate have proposed a significant alteration to the original plans, aiming to transform the build-to-rent component into purpose-built student accommodation (PBSA). This revised plan would see the site developed, owned, and managed by Fusion Group, thereby increasing the total number of student bedspaces to 593, while simultaneously reducing the projected number of homes to 315.
Community Concerns Over Development
Iain Mackenzie, a representative of the Eyre Place & Canonmills Residents Association, has articulated the community’s unease regarding the latest modifications to the development proposal. Mackenzie is scheduled to present the residents’ perspectives at a hearing set for Wednesday, December 17, convened by the council’s development management sub-committee. He emphasised that while there is a desire for the site to be developed, residents are deeply concerned about the density of the proposed changes. He stated, “There is an issue with the sheer density – it is already a huge increase in the local population of the immediate area, and that comes up against local services which are already full.” Mackenzie highlighted the lack of provisions for essential services, such as GP and dental practices, in the development’s proposals, asserting that the increased number of residents would exacerbate the existing strain on these services.
Shift in Development Vision
Mackenzie further pointed out that the original proposal aimed to strike a balance among various uses, aligning with the principles of the new City Plan 2030, which advocates for the creation of sustainable local communities and 20-minute neighbourhoods. He argued that the pivot towards a heavy emphasis on PBSA, which would become the second largest of its kind in Edinburgh, contradicts the ethos of the newly adopted plan. According to a report prepared by officials for the upcoming meeting, although the housing component of the proposal falls short by 10 per cent of the target set for the site in the City Plan 2030, it is deemed “acceptable” due to the broader development intentions.
Calls for Deliberation
The Cockburn Association has also expressed its concerns, urging the sub-committee to postpone the approval of the revised plans until a council review of PBSA developments is completed. The association has stated a preference for the developers to adhere to the original scheme, arguing that the shift to a substantial number of student spaces represents a fundamental departure from the approved masterplan and jeopardises the long-term vision of a mixed and sustainable city-centre community. They noted that the proposed student accommodation units would overshadow the residential aspect of the site, leading to an imbalance in the types of housing available and thereby undermining efforts to create a socially inclusive urban quarter.
Long-term Implications for Local Business
The Cockburn Association has raised concerns about the potential for “seasonal under-occupation,” which could adversely impact the vibrancy of the area and hinder support for local businesses. In their view, it is crucial for any PBSA approved at this site to be adaptable in the long term, allowing for straightforward conversion to mainstream residential use if the demand for student housing fluctuates.
Developer’s Commitment to Community
Ross McNulty, the development director at Ediston, has defended the proposals, asserting that they have been meticulously designed to foster a vibrant and thriving residential community, addressing the needs of an area that has remained underutilised for the past decade. McNulty pointed out that while the plans would increase the proportion of students in the locality, it would still retain a residential character. He noted that student accommodation managed by Fusion typically sees occupancy rates around 51 weeks of the year, contributing to a stable population. He affirmed, “This is one of the biggest residential developments in the city centre in many years, and we are presenting the only viable way of delivering the kind of high-quality proposals that we and everyone else wants to see.”
The ongoing discussions surrounding this development highlight the delicate balance that must be struck between providing adequate student accommodation and ensuring the sustainability of local communities. As Edinburgh continues to grow, the implications of such developments will be closely monitored by both residents and industry stakeholders alike.