Listed Building

The only legal part of the listing is the address/name of site. Addresses and building names may have changed since the date of listing – see ‘About Listed Buildings’ below for more information.


Status: Designated


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Date Added
Local Authority
Planning Authority
NT 25726 73727
325726, 673727


Peddie and Kinnear, Architects, 1859-61. 3-storey and attic Scots Baronial corner block built as the Cockburn Hotel (now offices), 4 bays to Market Street, 1 to Cockburn Street, with circular entrance tower to angle of Market Street and Cockburn Street, corbelled to rectangular cap-house at attic. Squared and snecked lightly stugged sandstone with polished dressings. Moulded string course to ground floor, stepping up over entrance and carved panel with profile bust of Lord Cockburn. Crowstepped gables with apex stacks; scrolled detail to skews. Windows in stop-chamfered, roll-moulded surrounds. Door with border-glazed fanlight in roll-moulded surround to base of tower; finialled dormers to NE and SW; engaged 2-storey ogee-roofed circular tourelle corbelled out in re-entrant angle to NE.

SW (COCKBURN STREET) ELEVATION: quadripartite bowed window in re-entrant angle with cast-iron brattishing to parapet; moulded string course stepping up to curve over attic window in gable; monogram (PK) in gable.

MARKET STREET ELEVATION: 3 regularly fenestrated bays to right (stone-mullioned bipartite windows); bracketed balcony with decorative cast-iron railings and rectangular-plan 2-light oriel with decorative brattishing to 1st floor; carved sign (THE COCKBURN HOTEL) below corbel table to attic with 3 finialled gabled dormerheaded windows breaking eaves and 2 corniced, shouldered wallhead stacks. Projecting gabled bay to left with rounded corners, corbelled to square at attic level; bipartite window to basement, tripartite window to ground, 2-storey canted oriel corbelled out to 1st and 2nd floors; small stone-mullioned bipartite window in gable.

RAILINGS: decorative cast-iron railings to basement area to Market Street.

Predominantly plate glass in timber sash and case windows. Grey slates. Corniced wallhead and gablehead stacks with circular cans.

Statement of Special Interest

A Group comprises 1-63 (Odd Nos) and 2-6 and 18-56 (Even Nos) Cockburn Street. 1-3 Cockburn Street was originally Philp's Cockburn Hotel. The Market Street elevation to the hotel was designed to resemble a Bryce Baronial country house, in a location convenient for the station, and in an area where there was 'a great want of hotels.' Known briefly as Lord Cockburn Street, Cockburn Street was named after the doyen of conservationists, Lord Cockburn, who died in 1854. Cockburn Street was built by the High Street and Railway Station Access Company, under the Railway Station Acts of 1853 and 1860, to provide access to Waverley Station from the High Street. The serpentine curve of the street (anticipated in Thomas Hamilton's Victoria Street) gives a gradient of not more than 1:14; James Peddie and Henry J Wylie were the engineers. One of the aims of the design was to conceal the diagonal line of the street from Princes Street. A watercolour perspective drawing of the street by John Laing, published in THE BUILDER of 1860, shows how this was to be achieved. Stylistically, the intention was 'to preserve as far as possible the architectural style and antique character of the locality.'



Dean of Guild Railway Station Access Company. Drawings and plans in NMRS. BUILDER 2nd August 1851 and 29th September 1860. Grant OLD AND NEW EDINBURGH (1885) pp 283-6. Gifford, McWilliam and Walker EDINBURGH (1984) pp 223-4. Information courtesy of David Walker junior (2001).

About Listed Buildings

Historic Environment Scotland is responsible for designating sites and places at the national level. These designations are Scheduled monuments, Listed buildings, Inventory of gardens and designed landscapes and Inventory of historic battlefields.

We make recommendations to the Scottish Government about historic marine protected areas, and the Scottish Ministers decide whether to designate.

Listing is the process that identifies, designates and provides statutory protection for buildings of special architectural or historic interest as set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

We list buildings which are found to be of special architectural or historic interest using the selection guidance published in Designation Policy and Selection Guidance (2019)

Listed building records provide an indication of the special architectural or historic interest of the listed building which has been identified by its statutory address. The description and additional information provided are supplementary and have no legal weight.

These records are not definitive historical accounts or a complete description of the building(s). If part of a building is not described it does not mean it is not listed. The format of the listed building record has changed over time. Earlier records may be brief and some information will not have been recorded.

The legal part of the listing is the address/name of site which is known as the statutory address. Addresses and building names may have changed since the date of listing. Even if a number or name is missing from a listing address it will still be listed. Listing covers both the exterior and the interior and any object or structure fixed to the building. Listing also applies to buildings or structures not physically attached but which are part of the curtilage (or land) of the listed building as long as they were erected before 1 July 1948.

While Historic Environment Scotland is responsible for designating listed buildings, the planning authority is responsible for determining what is covered by the listing, including what is listed through curtilage. However, for listed buildings designated or for listings amended from 1 October 2015, legal exclusions to the listing may apply.

If part of a building is not listed, it will say that it is excluded in the statutory address and in the statement of special interest in the listed building record. The statement will use the word 'excluding' and quote the relevant section of the 1997 Act. Some earlier listed building records may use the word 'excluding', but if the Act is not quoted, the record has not been revised to reflect subsequent legislation.

Listed building consent is required for changes to a listed building which affect its character as a building of special architectural or historic interest. The relevant planning authority is the point of contact for applications for listed building consent.

Find out more about listing and our other designations at You can contact us on 0131 668 8914 or at


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Printed: 18/10/2019 22:51