New shopfront and internal links proposed at 87–89 George Street

A prominent stretch of George Street could see a new shopfront and linked internal changes under a listed building application now with the City of Edinburgh Council.

The proposal covers 87–87A and 89–89A George Street, close to the heart of Edinburgh’s New Town retail area. The works include external and internal alterations, with a new shopfront and new connections formed with the adjacent property.

For people passing along George Street, the most visible change would be at street level. Shopfront alterations on this part of the city centre matter because they affect one of Edinburgh’s best-known commercial streets, where retail frontage, signage, historic fabric and conservation controls all sit closely together.

What is proposed

The application seeks listed building consent for works at 87–87A and 89–89A George Street.

The described works are:

• external alterations;
• internal alterations;
• a new shopfront;
• connections formed with the adjacent property.

A related full planning application has also been lodged for a new shopfront and associated works, while another related listed building consent application covers internal alterations to form connections with the adjacent property.

Taken together, the applications point to a coordinated set of changes affecting both the public-facing shopfront and the way the adjoining premises work internally. The summary indicates the changes could help neighbouring Hamilton & Inches premises operate as one retail space.

The site

The address is 87–87A and 89–89A George Street, Edinburgh EH2 3ES.

George Street is one of the main east-west streets in Edinburgh’s New Town, running between St Andrew Square and Charlotte Square. It is a high-profile city centre location, with a mix of shops, restaurants, offices, hospitality uses and upper-floor activity.

Because the application is for listed building consent, the building’s heritage status is central to how the council will assess the works. Listed building consent is required where proposed changes could affect the character of a listed building, including both external changes and internal alterations.

The public impact of the scheme is likely to be most apparent at ground-floor level. A new shopfront on George Street can alter how a unit presents itself to pedestrians, how neighbouring frontages relate to one another, and how modern retail requirements are balanced with the historic streetscape.

Why it matters

Shopfront changes on George Street are closely watched because they do more than affect one business unit. They shape the look and feel of one of Edinburgh’s most visible commercial streets.

For nearby residents and businesses, the proposal is relevant because it could affect:

• the appearance of the building at pavement level;
• the continuity of the George Street frontage;
• how the premises connect internally with the neighbouring property;
• the treatment of a listed building in a conservation-sensitive city centre location.

For heritage groups and conservation-minded residents, the key issue is likely to be how the new shopfront and internal openings are handled in relation to historic fabric. The Cockburn Association has previously commented on another application at 89 George Street, supporting sustainable reuse of the B-listed building while raising concerns about retaining original features. That earlier response was to a separate 2024 proposal, but it underlines why changes at this address can attract heritage interest.

For shoppers and passers-by, the application is worth watching because George Street shopfronts are part of the day-to-day experience of the New Town. Even relatively small changes can be noticeable in a street where building lines, materials and frontage design are important to the wider character of the area.

Related applications

Two related applications are listed alongside the current case.

Application 26/02703/FUL covers a new shopfront and associated works. Its status is awaiting assessment.

Application 26/02704/LBC covers internal alterations to form connections with the adjacent property. Its status is also awaiting assessment.

The main listed building application, 26/02705/LBC, brings together external and internal alterations, including the new shopfront and the formation of connections with the adjacent property.

The presence of both planning and listed building consent applications is common where changes affect both the use or appearance of a property and the character of a listed building. The council will consider the different permissions through their relevant planning and heritage tests.

What happens next

The application is currently awaiting assessment. That means the City of Edinburgh Council has not issued a decision on the listed building consent application.

Residents, neighbouring businesses and other interested parties can find the case on the council’s planning portal using the address or the planning reference.

The key reference is 26/02705/LBC for the listed building consent application at 87–87A, 89–89A George Street, Edinburgh EH2 3ES. Related applications are 26/02703/FUL for the shopfront works and 26/02704/LBC for the internal connections.