Campaigners say they are ‘perplexed’ at a decision by EWH (slogan: Looking after Edinburgh’s World Heritage Site) not to oppose the planning application, drawn up by ICA Studio, for a dormitory-style hostel within Edinburgh’s New Town, which is designated a UNESCO World Heritage Site.

Yesterday, the chair of Architectural Heritage Society of Scotland (AHSS) joined voices urging EWH to reconsider, warning that the charity’s position sets it ‘at odds with professional opinion and civic opposition’, citing condemnation from all four City Centre Ward councillors.

Meanwhile, Philip Flockhart, director of architects Morris and Steedman Associates and spokesman for New Town residents who oppose the plans, has described the proposal as ‘simply misconceived’.

The planning application has attracted 267 objections, compared with just three comments in support. Angry residents confronted Scottish Government planning officials at the site last month after developer Blackrock lodged an appeal directly with the Government before local councillors had the chance to determine the application.

EWH is a charity set up to protect the Old and New Town conservation areas in Edinburgh. In response to the controversy, it has pointed out that it does not support the proposals, but rather finds them ‘acceptable’ due to their ‘heritage-led approach’, adding that the ICA Studio’s scheme would be reversible, owing to its use of removable pods and limited internal work.

It also highlighted that a heritage assessment had been conducted by the city council as part of the planning application.

The charity noted that a ‘substantial modern extension’ had already been built over the properties’ former gardens, and that this would house much of the new development.

Historic Environment Scotland did not object to the proposals, although it clarified that this did not mean that it considered the proposals were desirable.

Campaigners have challenged claims made by EWH, arguing that the adaption of the historic building to accommodate 10 times more occupants that the original design would cause lasting damage.

Flockhart said: ‘It is inexplicable that EWH should find itself as the only supporter for this project among the other heritage bodies.

‘In the UK there are only two UNESCO World Heritage Sites which are extensive urban areas – Bath and Edinburgh, and our UNESCO designation must be robustly protected.

‘EWH is an esteemed organisation and its support carries weight. That’s why it is so important that it considers changing its position on this proposal.’

Philip Flockhart, director of architects Morris and Steedman Associates, is acting as spokesman for New Town residents. Photograph: Morris and Steedman Associates

Other organisations which oppose the project are the Cockburn Association, the West End Community Council and the AHSS.

In a formal objection, the Cockburn Association said the hostel would cause ‘substantial and irreversible harm to the special architectural and historic interest’ of the terrace. It insisted that the ‘intensive subdivision of principal spaces, installation of pod-style units and new services throughout’ would result in ‘substantial and irreversible harm’ to the listed structures.

Meanwhile AHSS pointed to ‘many gaps in the information provided’ and argued that the proposed capsules were ‘not compatible with the architectural qualities and characteristics of Category A-listed Georgian townhouses’.

‘How a building is used matters just as much as how it is altered’

Jocelyn Cunliffe, AHSS chair and former partner at Gray, Marshall & Associates said: ‘How a building is used matters just as much as how it is altered.

‘The issue is not simply the physical alterations that may or may not take place. It is the scale and intensity of the proposed use. Cramming in hundreds of sleeping pods into those spaces inevitably alters that character, regardless of whether the pods themselves are technically removable.’

Current and former members of EWH have also come out in opposition to its stance. EWH board member and Edinburgh councillor Margaret Graham said she ‘completely support(s) the residents and WECC in the efforts to stop this development’.

And Krystyna Szumelukowa, a former vice-chair of EWH, also objected and has written a letter to the current director urging him to reconsider the proposal.

The hostel planning application was submitted in September 2025 and currently awaits a decision from the Scottish Government’s Planning and Environmental Appeals Division.

ICA Studio has been invited to comment.