Retrospective demolition application lodged for Constitution Street and John’s Lane site in Leith

A retrospective application has been submitted for the complete demolition of buildings at 111–115 Constitution Street and 18–25 John’s Lane in Leith.

The site is in the Leith Conservation Area, where demolition is subject to additional control because of the area’s historic townscape. The application is for conservation area consent and is currently marked as awaiting assessment by the City of Edinburgh Council.

The address covers a prominent Constitution Street frontage and properties on nearby John’s Lane, close to the historic core of Leith. For residents, traders and heritage campaigners, the key issue is straightforward: a complete demolition has taken place, and the council is now assessing the retrospective consent application for that work.

What is proposed

The proposal is described as “Complete Demolition in a Conservation Area (in retrospect)”.

That means the application concerns demolition work that has already happened, rather than a request for permission before demolition begins. The planning process will still consider the proposal against the relevant conservation area controls and planning policies.

The application site is listed as:

• 111–115 Constitution Street
• 18–25 John’s Lane
• Edinburgh EH6 7AE

The applicant is identified in planning information as K&S Mir Ltd, with Pritchett Planning Consultancy acting as agent.

No replacement building, new use, unit number or construction programme is set out in the application description. The application before the council is about demolition in a conservation area.

Why this site matters

Constitution Street is one of Leith’s best-known streets, running through an area with a long commercial and civic history. It includes a mix of older buildings, shops, homes, places to eat and drink, and routes used by pedestrians, cyclists, buses and local traffic.

John’s Lane sits just off this wider street network. Lanes and backland plots are an important part of Leith’s urban grain, often shaping how larger street-front buildings connect with smaller-scale spaces behind them.

Because the site is within the Leith Conservation Area, the planning issue is not only whether buildings have been removed, but what that means for the character and appearance of the area. Conservation area controls exist to manage changes that could affect historic streets, building lines, materials, scale, views and the wider sense of place.

Complete demolition can be one of the most visible forms of change in a conservation area. Even where a building is vacant, damaged or of mixed architectural quality, its removal may affect the street scene, neighbouring buildings, enclosure, views and future development options.

Retrospective consent explained

A retrospective planning or consent application is made after works have been carried out. It does not automatically mean the works will be accepted, and it does not remove the need for the council to assess the proposal.

For a conservation area demolition case, the council will normally consider the effect on the conservation area and whether the loss of the building or structure is justified in planning terms. The exact assessment will depend on the submitted material, site circumstances, consultation responses and the policies in force when the decision is made.

For nearby residents and businesses, the practical point is that the public planning record is now the place to follow what the council is considering and to check any associated documents.

Local planning interest in Leith

Planning applications around Constitution Street and the wider Leith area often attract close attention because the area combines historic buildings, active local businesses, residential streets and continuing development pressure.

Leith Links Community Council has previously highlighted the importance of monitoring local planning proposals in the area, including matters affecting 111–115 Constitution Street and 18–25 John’s Lane. Community councils are statutory consultees on some planning matters and often provide a route for residents to discuss local concerns.

This application is likely to be watched because it involves three factors that tend to raise public interest:

• it is in a conservation area;
• it concerns complete demolition;
• it is retrospective.

Those factors do not determine the outcome, but they do explain why the case is notable for the local area.

What happens next

The application is currently awaiting assessment by the City of Edinburgh Council. The council will assess the case through its planning process and publish updates through the online planning portal.

Anyone wanting to follow the case should search the City of Edinburgh Council planning portal using reference 26/02040/CON. The application address is 111–115 Constitution Street, 18–25 John’s Lane, Edinburgh EH6 7AE.

The planning portal is also where residents, businesses and other interested parties can check the current status, view published documents and find any formal consultation or representation options linked to the case.