Cheap 'Pearls' letting down Princes Street, say heritage watchdogs

A LONG-AWAITED overhaul of Princes Street is set to be a let-down because of the number of "cheap" new retail developments and cut-price hotel operators being lured, a heritage watchdog has claimed.

The "String of Pearls" vision to breathe life back into Edinburgh's landmark street is in danger of ruining it for decades, the Architectural Heritage Society for Scotland (AHSS) warns. It has expressed fears about the long-term impact of new developments by EasyHotel and Premier Inn, as well as New Look and Primark stores, branding them cheap, dull and lacking in ambition.

It has warned that historic architecture risks being hidden or obscured by budget hotels and modern department stores. No major developments have been created since the former C&A building was knocked down to make way for an H&M store more than five years ago.

Just one major new retailer, Urban Outfitters, has been attracted in recent years.

Council officials have spent three years promoting the idea of Princes Street being revived by a "String of Pearls", encouraging development of different sections. However, an independent report found the project was "not audacious enough" and revealed widespread concern in the property industry about a lack of progress.

An EasyHotel is due to open in Princes Street today, after a lengthy conversion of upper floors previously occupied by a Hard Rock Caf.

Primark won approval for a store on a former Marks & Spencer site after a four-year struggle to find the right location and secure planning permission, although it will not be open until the 2011 festive season.

Belfast developer Deramore is currently knocking down one building and converting another for a Premier Inn hotel and New Look store, which are due to open in the first half of 2012.

Two other schemes for budget hotels are in the pipeline - with retail giant Arcadia pursuing one for the upper floors of its Topshop building, while Aberdeen Property Investors (API) want to convert the upper floors of a former Woolworths store, at the east end, which is currently home to Waterstone's and Burger King.

However, the AHSS has warned that API's scheme risks ruining the "special character" of the building and damaging views of Register House.And in a submission to the council about Arcadia's development, spokesman Euan Leitch branded the plans "unimaginative and thoroughly mundane".

Mr Leitch told The Scotsman: "We had high hopes for the redevelopment of Princes Street and very much bought into the String of Pearls vision, but now feel we have been sold a dud."

Tom Buchanan, the city council's economic development leader, said: "We appreciate there are mixed views about the kind of businesses we should be attracting to Princes Street.

"But if you take the example of Primark, a retailer like that has been trying to find a site on Princes Street for years, and it has been found elsewhere the kind of impact they have had in bringing in other quality retailers."