Northumberland Street Properties has applied for planning permission to build 11 two and three-bedroom flats (with 10 parking spaces, infrastructure and landscaping) at 5 Warriston Road (Ref. 18/02451/FUL). 

Planning permission has already been given for diffeent proposals here in November 2015 (Ref. 14/02315/FUL), and February 2017 (Ref. 16/04263/FUL; Breaking news, 7.10.16). 

The latest application follows advice from Council Planning officials in September last year that a 19-flat scheme on this site was ‘out of scale and proportion to the surrounding townscape and existing approval’.

The new 4-storey plan, by Lynsay Bell Architecture, is ‘designed specifically to respect and enhance the site’s most significant characteristic, the river’ using ‘higher quality materials’ than those in the already consented proposals ‘to create a positive addition to the streetscape’.

The materials would be brick, timber and dark metal,  ‘respect[ing] the material palette of the neighbouring conservation area’ without replicating the surroundings.

It is higher than previous 4-storey designs because regulations require deeper floorplates to ensure acoustic separation between flats. Key views would not be disrupted.

It is offset to maximise southern light and views to the northwest, whilst creating breathing space between itself and neighbouring buildings.

The proposed flats, says LBA, are: distinctive, safe and pleasant, easy to move around, welcoming, adaptable, and resource-efficient.

Local consultation

In April and May, Northumberland Street Properties voluntarily consulted local residents, ward councillors and the New Town & Broughton Community Council for their feedback.

In response to concerns about height and massing, NSP acknowledged that the proposal would be higher than other buildings on Warriston Road, but said this was partly a deliberate stepped effect up the hill to Boat Green.

NSP says it is under no obligation to retain all or part of the unlisted Boat Green cottage fronting the Water of Leith, to which many local residents are sentimentally attached. NSP means to demolish it after a full archaeological survey.

Overshadowing would be minimal, says NSP, and no windows would directly overlook those of neighbours.

Anyone wishing to comment on the proposal, for or against, may do so online HERE by 29 June.

Got a view? Tell us at and @theSpurtle and Facebook


5 Warriston Road
55° 57' 48.1752" N, 3° 11' 56.6052" W