Welcome to the online consultation for 111 Princes Street.

We are pleased to share with you the proposals for this new destination on Princes Street and learn about your ideas for the scheme. This public consultation is part of the pre-application consultation (PAC) on the design proposals under development for a forthcoming planning application for 109-112 Princes Street, Edinburgh.

Under normal circumstances we would have hoped to host a physical public consultation. However, as this is not possible due to ongoing developments surrounding the COVID-19 virus, we have instead launched an online consultation. We hugely value the feedback of the communities and neighbourhoods we invest in and therefore encourage you to give your view.

Have your say

Which of the following are you most likely to use often at the new development?

Thank you for joining us on Thursday 17 September between 4.00pm and 7.00pm for our live chat. Members of the project team were available at this Q&A event to respond to your comments.

The public consultation period for our online event has now closed. The project team are now reviewing all of the feedback that was received on our proposals. If you wish to speak to a member of the team, please use the contact details below.

It should be noted that comments made at this stage are to Legal & General as the prospective applicant and are not representations to the planning authority. There will be an opportunity to make representations when any application is made to the City of Edinburgh Council. Your comments or feedback will be recorded and will be used to reference our pre-application consultation report that will be submitted with any planning application. For how we use your information please read our privacy page

The vision

Legal & General will invest over £50 million into the redevelopment of 109-112 Princes Street, Edinburgh, creating a new hotel and city centre ‘hub’ which includes shopping, dining, hospitality, leisure and event space.

Our vision is to transform 109-112 Princes Street, a building of significant architectural heritage and history in Edinburgh, into a vibrant destination, creating new jobs in the city and a hub for both residents and tourists. With unparalleled views directly onto Princes Street Gardens and Edinburgh Castle, our plans will create a major new destination, delivering the footfall Princes Street needs to continue to thrive.

With these proposals Legal & General seeks to restore and protect the heritage of the building for the long term. The plans will also contribute towards the Council’s long held ambitions to create a café culture on Edinburgh’s most famous street.

The building currently operates as a Debenhams store. Legal & General continue to work proactively with Debenhams to help realise any future plans for trading in Edinburgh.

Legal & General has a strong track record in similar transformational urban regeneration projects and has invested billions of pounds into similar schemes across the UK. The company is  committed to reshaping the urban landscape by recycling hard-earned UK pensions and savings into schemes which have a positive social, environmental and economic impact. Find out more about Legal & General.

“Through our plans, we are looking to create a vibrant destination spot in the middle of Princes Street, providing a new hotel, restaurant and sky bar which provides some of the best views anywhere in the city. It will be a space where Edinburgh residents and visitors can enjoy a unique experience, whether that’s fine dining, drinks or just a stroll through the new link to Rose Street.

“In line with Legal & General’s commitment to inclusive and sustainable investment, we will look to achieve a BREEAM ‘Excellent’ rating on the scheme, ensuring that it meets high levels of environmental, social and economic performance, as well as creating new jobs for local people.”


MATT JARVIS – SENIOR FUND MANAGER AT LEGAL & GENERAL

Our proposals

A - Investment with a long term view
B - Engagement with Princes Street Gardens and promoting the greening of Princes Street
C - Create a high-quality design and a sustainable asset, fit for the future aspirations of Princes Street
D - Restoration of Castle views, to be shared with all
E - Reinstatement of the pedestrian link between Princes Street & Rose Street
F - Activation of the ground floor along Princes Street

The redevelopment proposals seeks to protect the listed façade; create and restore castle views; maintain a vibrant active ground floor frontage onto Princes Street; improve public accessibility; and deliver a high quality, iconic building which is fit for the future.  The location presents the opportunity to create a landmark hotel, delivering an offer unique from the other hotels  in Edinburgh.

The scale of this development and investment will be ambitious in its design and sustainability credentials – suitable for the aspirations of Princes Street —and will continue to positively contribute towards the city being an outstanding area in which to live, work and do business. 

In line with Legal & General’s commitment to sustainable development, we will look to achieve a BREEAM ‘Excellent’ rating on the site, considering the environmental, social and economic performance of the building. In addition to this, Legal & General will look to undertake additional carbon reduction, economic and social benefits studies. A brief has been set to raise the bar in terms of a sustainable design approach and to foster strong and authentic community engagement. 

The existing building’s condition presents a number of challenges, including misaligned floors and windows, deep dark floor plates and a confusing internal journey from the front to the back of the building. The proposed concept design creates and restores castle views by resolving the alignment of floors and windows and creates a coherent and exciting  journey through the building. A characterful and vibrant hotel with a ground floor restaurant, basement spa and a rooftop bar are proposed. High quality, flexible spaces will provide opportunities to showcase local artists and host Fringe performers.

The property is located within the defined protected Princes Street retail frontage, where retail uses predominate at lower levels. The Council supports the introduction of leisure, food and beverage proposals across ground floor properties on Princes Street.

All of the properties are located adjacent to existing listed buildings and within the city’s designated UNESCO World Heritage Site and the New Town Conservation Area. An application for listed building consent will accompany our application for planning permission.

Timescales

Proposal of Application Notice (PAN) submitted to the City of Edinburgh Council, setting out the nature of the proposed development and the consultation to take place before any application for planning permission is submitted.

Legal & General is working with their project team to prepare a planning application in respect of the redevelopment of 109 to 112 Princes Street, Edinburgh. 

It should be noted that comments made at this stage are to Legal & General as the prospective applicant and are not representations to the planning authority. There will be an opportunity to make representations when any applications are made to the City of Edinburgh Council.

Applications for planning permission and listed building consent will be submitted to the Council.

There will be an opportunity to make representations to the City of Edinburgh Council direct, when any applications are made.

FAQs

Legal & General Investment Management Limited (‘Legal & General’) own the freehold to the property.

Legal & General have been working with Debenhams to support their current occupation of the building and will continue to work with them to help realise any future plans for trading in Edinburgh.

The proposal extends to include 109, 110 and 111 Princes Street, 112 Princes Street and together with 144 – 150 Rose Street, Edinburgh, EH2 3AA. The buildings are currently occupied by Debenhams.

Legal & General has  considered a number of uses for the premises. Hotel development has been selected as the preferred use for the building moving forward given its city centre and highly accessible location.

Legal & General will own the hotel, which will be managed on its behalf by a third party operator. The hotel will be an independently branded hotel of an upper upscale or 4* quality which reflect the character and heritage of the building and its location.

Legal & General is set to direct more than £50 million of investment towards the development on Princes Street in Edinburgh, helping to create new jobs and regenerating the site in line with the Council’s vision for the area.

Legal & General is  working with stakeholders such as Historic Environment Scotland and has instructed a Heritage Specialist, Turley Heritage, to develop proposals that are sympathetic to the heritage interest and ‘Outstanding Universal Value’.

It is intended all heritage fabric of identified of value is retained and showcased in the new proposals. 109 Princes Street retains much of its original plan form, however most of the existing building behind 112 Princes Street is  relatively modern, having been developed behind a retained façade in 1978 - 1981.

Whilst being part of the hotel it is the intention that the proposed rooftop restaurant / bar will be accessible to residents and visitors, encouraging  all to take advantage of the spectacular views.

Any comments made will be circulated to Legal & General and its project team. The project team is  working to develop the proposals before any planning application is submitted. Your comments will assist in developing the proposals.

A report of Pre-Application Consultation will be submitted with the planning application which will detail the nature of the comments received and how they have informed the proposals.

Legal & General is working with a multi-disciplinary team to develop the proposals including ICA Architects, Gardiner & Theobald Project Managers, Turley Heritage and Montagu Evans Planning Consultants.

The site is expected to create around 80 jobs. These will range from entry level jobs to senior management running the facilities. Legal & General will work with the Council and Scottish Government to maximise local recruitment and training opportunities.

Working to achieve a BREEAM ‘Excellent’ rating, ensuring the development reaches high levels of environmental performance. We are also carrying out a carbon reduction study. Also, a number of technologies are being employed including air source heat pumps, wastewater heat recovery, kitchen extract heat recovery and smart building systems that minimise energy consumption.

These proposals help secure a number of objectives. They encourage footfall, create public access and permeability through the building, maintain active frontage at ground floor, support the greening agenda and Café Culture for  Princes Street, and create a brand new pedestrianised link to Rose Street.

Feedback and contact

Thank you for visiting our consultation site. The public consultation period for our online event has now closed. The project team are now reviewing all of the feedback that was received on our proposals.

If you wish to speak to a member of the team, please use the contact details below.

Comments can also be made in writing to:

Playfair Scotland
Scott House
10 South St Andrew Street Edinburgh
EH2 2AZ

Hard copy presentational material and comment forms may also be obtained in writing from the above address.

If you are unable to access the exhibition boards, please contact Playfair Scotland at admin@playfairscotland.co.uk / 0131 523 1311 (within office hours).

It should be noted that comments made at this stage are to Legal & General as the prospective applicant and are not representations to the planning authority. There will be an opportunity to make representations when any application is made to the City of Edinburgh Council. Your comments or feedback will be recorded and will be used to reference our pre-application consultation report that will be submitted with any planning application. For how we use your information please read our privacy page

The team looks forward to receiving your comments and thank you for taking  an interest in the proposed development. The closing date for comments is Thursday 8 October 2020.