A WORKSHOP in Portobello, which is over a century old, looks set to be demolished and rebuilt after it was declared structurally unsafe by structural engineers and architects.
This is according to a planning application submitted to the City of Edinburgh Council requesting a full demolition of the structure, which is set just back from Portobello High Street behind a row of shopfronts.
The applicant had intended to save and rehabilitate the structure with, but since it emerged that it “cannot be reused in any meaningful way”, plans have had to be altered.
The applicant is now seeking permission from the council to entirely demolish the structure before rebuilding it as a dwelling and workshop, in the exact same style as it was before.
The workshop, with its “ramshackle” charm has stood – under various auspices – for more that 100 years (C) Izat Arundell
The workshop, which sits in a lot just off from the street at 253 Portobello High Street, was first constructed around 1910, and has historically been used as a workshop for a sign painter and, more recently, a window joiner as well as a dwelling on the upper floor.
Activity ceased there in December 2023, however, and the building has been in disrepair for some time now but, despite its age, is not seen as an important part of the Portobello Conservation Area.
Speaking today, Maud Start, who is behind the project, elaborated on the reasons for the demolition and rebuild: “We bought the land in the hopes of saving the building, but after assessments from architects and multiple structural engineers, it became obvious that it couldn’t be done.
“We are now planning the rebuild the building, but hopefully it will look the exact same.”
On why she decided to undertake the project, Maud said: “We love the building.
“There’s a rumour that it used to belong to a glass eye maker – which is on the red list for endangered crafts.
“Then it was occupied by a fairground sign maker and later a window joiner.
“The beauty of the building is its ramshackleness – we have pictures of the building from ages ago and it looks so striking.
“It’s really important to me and everyone in my family.”
Maud first purchased the rights to the workshop at 253 Portobello High Street in September 2024, with the aim of redeveloping the original structure while retaining its character.
She was disappointed, however, after surveys by architects Izat Arundell, who submitted the plans, Scott Hobbs Planning, and SF Structures concluded that the building was structurally unsound and could not support any meaningful redevelopment.
The plan is now to knock down the workshop entirely, with a brand-new workshop and dwelling be erected in its place in the same style as the old.
In a statement, Izat Arundell outlined the problems with retaining the building: “The primary reason for the proposed demolition is health and safety.
“The current structure is unsafe, and the engineer’s report confirms it is not suitable for reuse.
“Protecting the public and users of neighbouring gardens – including children – is the absolute priority.
“The building’s condition has also made insurance unobtainable, leaving demolition as the only viable option.
“The applicant recognises that submitting a demolition application ahead of a full planning application is not ideal and therefore wishes to outline their intentions for the site.”
They also discussed how the discovery that a redevelopment was a non-starter threw a spanner in the works, especially given Maud’s respect for the building’s historic character: “The surveys concluded that the building cannot be reused in any meaningful way due to the poor condition of the primary structure.
“This was disappointing to the applicant, who values the history and character of the current workshop.
“The intention therefore shifted to demolish what’s there and construct a single dwelling and studio/workshop of similar dimensions to the existing building and re-naturalising the surrounding space into a garden.
“Although the final design is still in development, the aim is to echo the character of the original building through timber detailing and mullioned glazing, while meeting modern safety and performance standards.”
The architects continued: “While the applicant would have preferred to complete the new design before seeking demolition, the priority must be safety.
“Rushing the design process was considered but dismissed in favour of developing a thoughtful and appropriate proposal.
“Because the building cannot be insured and contains area at high risk of collapse, the demolition applicant has been submitted in advance.”
The workshop is just about visible from Portobello High Street (C) Google
Usually, when an application to demolish a building is submitted, a detailed description of their future plans is also provided, so the council knows what to expect and plans don’t get knocked back after a building has already been demolished.
As it stands, Maud could carry out a demolition after permission is granted but have plans for the build rejected by the council.
Her primary concerns , however, are the safety of the surrounding buildings and people and the retention of the building’s historic character, not the efficiency of the planning process.
Maud added that a rival bidder for the land intended to level the structure and said: “I’ve always had my eye on that building, I’ve always loved it, so when it came up for sale, I had to buy it.
“We’re from a family of restorers, so i think we can do a good job of it.”
It is expected that, is plans are approved, the building will be demolished and the site made secure in early 2026.
Maud and he family will continue to refine plans throughout the year, and, subject to planning approval, will begin construction of the new workshop and dwelling in 2027.
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