Plans for a 10-storey hotel on Edinburgh’s historic waterfront have sparked a campaign by local residents who fear the development will dominate one of Leith’s best-known locations.
A formal planning application has been submitted for a 121-bedroom hotel at 1 Rennie’s Isle, overlooking Victoria Dock and close to the historic Shore.
The proposed building would rise to around 39 metres, replacing an existing low-rise office block at the junction of Ocean Drive and Rennie’s Isle.
Residents have launched a campaign against the development, raising more than £3,400 to fund independent planning, transport and heritage advice.
The proposals have been brought forward by VRS (Rennie’s Isle) Ltd, with architects FaulknerBrowns designing a building featuring a prominent tower and adjoining lower sections.
The hotel would include a public café and bar, with 22 parking spaces and improvements to the surrounding public areas.
Its design would incorporate brick, sandstone-inspired finishes and architectural features intended to reflect Leith’s maritime and industrial heritage.
Developers say the project would transform an underused waterfront site, provide new accommodation for visitors and contribute to the area’s economy.
The design also includes artwork celebrating Leith’s historic wine trade.
Opponents argue that the scale of the building is unsuitable for its location close to the Category A-listed Victoria Swing Bridge and the Leith Conservation Area.
A local campaign, Save Our Shore, has raised concerns about the hotel’s impact on neighbouring homes, important views across the waterfront and traffic in the surrounding streets.
The group says the development would represent serious overdevelopment of a sensitive site and would damage the character of the historic waterfront.
Campaigners have launched a fundraising appeal to commission independent experts to scrutinise the plans and help prepare objections.
The proposals have also attracted criticism from the Cockburn Association, which campaigns to protect Edinburgh’s architectural heritage.
Although the organisation supports redevelopment of the site in principle, it has expressed significant concerns about the proposed tower’s height and scale.
It said: “Any development of this height and prominence must therefore be convincingly justified through a comprehensive assessment of its effects on the surrounding townscape, important views and the historic environment.”
The association has also called for further consideration of the relationship between the proposed hotel, neighbouring homes and the conservation area.
The developer argues that the scheme has been carefully designed to fit its dockside surroundings, with the lower sections stepping down towards existing residential buildings.
The design has been refined following discussions with the City of Edinburgh Council and a public consultation held during the summer.
A formal application was received by the council remains under consideration.
Members of the public have until 27 November to submit comments on the proposals.