July 28 2025

A gradual return of housing to Edinburgh's New Town is gathering pace with the submission of plans to convert an office block at 57 Henderson Row by way of a double mansard roof.

Royal London, with CDA Architects, proposes to convert the building into 64 build-to-rent apartments, hot on the heels of a residential development to the immediate south at Henderson Place.

Built in 1991 as the headquarters for financial services firm Royal London the block occupies a former tram depot, the Victorian facade of which has been retained and incorporated into the development. Key to the transformation will be the removal of an existing mansard roof, used to conceal services, which a matching double-height extension will replace.

Dormer windows to the south and east will be inserted to accommodate this new role and displaced plant equipment will be relocated to the basement car park.

Outlining the need to push upwards, CDA wrote: "Extending the existing roof form up by one floor provides an additional storey of accommodation. The visual impact of the additional storey is lessened because it is formed as an extension of the existing roof profile. The existing main mansard roof and lower mansard roofs will be reclad to match the new roof storey."

Elevations will otherwise remain largely unchanged, save for a light clean, with decorative metalwork repaired and repainted.

13 Comments

#1 Posted by Al on 28 Jul 2025 at 12:35 PM

is it the 1st of April?

#2 Posted by KB on 28 Jul 2025 at 13:03 PM

#1 You beat me too it.....I'm lost for words.

#3 Posted by Mansartarchi on 28 Jul 2025 at 13:19 PM

Hideous! I'd rather the building was demolished rather than this pathetic vandalism!!

#4 Posted by Chris on 28 Jul 2025 at 13:27 PM

Self-sabotage of what was a really well considered conversion of the depot back in the 90s.

#5 Posted by KB on 28 Jul 2025 at 13:40 PM

#2....to! oops

#6 Posted by Mark on 28 Jul 2025 at 18:46 PM

#4 Totally. Would obliterate a nicely proportioned and detailed mansard roof with a vast, overbearing grey slab.

#7 Posted by Shirley Knot on 28 Jul 2025 at 19:43 PM

The proportions feel awkward and top-heavy. The roof dominates the composition and undermines the original building’s hierarchy. Extending the stonework up a storey before introducing the roof would have created a more balanced and elegant solution. Their solution is dreadful.

#8 Posted by Rankbadyin on 29 Jul 2025 at 13:40 PM

Sighisoara vibes.
They should go all in with dragonscale tiles, some seriously gothic fretwork and baby blue facade; then it might not look as farcical.

#9 Posted by town planner on 29 Jul 2025 at 15:37 PM

Agree with #7 specifically, extending the stonework up a storey before the new roof would have looked better. Also the upper side elevations with no windows look especially clunky.

#10 Posted by TARA on 30 Jul 2025 at 14:18 PM

If ECC allow this then the city SHOULD loose its world heritage status.

#11 Posted by Lobey Dosser on 30 Jul 2025 at 22:51 PM

#8 - If only it was as colourful and characterful as Sighisoara. Instead, it's a mis-proportioned Frankenbuilding combining the worst of the Victorian era, 1980's and 2020's. Then again, this is the same CDA Architects who teamed up with Gareth Hoskins to destroy the Scottish Provident building in St Andrews Square rather than refurbing/ renovating it.

#12 Posted by Ron on 31 Jul 2025 at 07:08 AM

Reminds me of Herman Munster

#13 Posted by TheFakeArchitect on 1 Aug 2025 at 12:12 PM

Wow! That is a belter..
Also reaffirms the nonsense spouted nowadays in Design Statements... "The visual impact of the additional storey is lessened because it is formed as an extension of the existing roof profile"..
Shame they just scrapped the Edinburgh joke of the year for 2025, that was your winner right there.

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