Edinburgh bioQuarter: Proposed Mixed-Use Masterplan - FAQs
Introduction
What is this consultation about?
Scottish Enterprise is carrying out a consultation exercise for a new mixed-use life science and residential-led masterplan. The site covers approximately 37.15 hectares of mostly undeveloped land at the Edinburgh bioQuarter, extending south to the former Edmonstone Estate.
What is the overall vision?
The proposed masterplan will comprise a wide range of uses including life sciences (the study of living organisms), biotechnology (e.g. for the production of pharmaceuticals), mixed tenure housing and accommodation, a hotel, leisure and retail as well as food and drink, public spaces and amenities. The aim is create a welcoming place to live, work and relax for both new and existing communities.
Understanding the proposal
What is being proposed?
The proposal is for a major new urban quarter that introduces a wide range of complementary uses. A formal Planning Permission in Principle application (encompassing an outline of proposals and not design design) will include:
- Around 1 million sq ft office, life sciences research and lab space (Class 4) also featuring healthcare and clinical facilities (Class 8) alongside education uses (Class 10).
- Up to 1500 new residential units are proposed. These will include houses, flats and specialist accommodation in a range of tenures.
- The site will accommodate a hotel of around 200 units to support visitors. There will also be retail (Class 1A), food and drink venues (Class 3), and leisure/assembly spaces (Class 11) uses.
- Plans include a mobility hub and high-quality public realm areas. Active travel routes, bus stops, and car/cycle parking are also proposed.
Economic & market insights
Why is this development needed?
Life sciences is a high-value economic sector and a national priority for investment. This growth is driven by factors like an ageing population, health issues and advances in personalised medicine. The Scottish Government has set an ambitious target to grow this sector into a £25 billion industry by 2035, and the bioQuarter is critical to achieving that ambition.
What sort of housing is being proposed?
This new proposal includes an area for up to 1,500 residential units. It envisages a new mixed-use urban quarter and we have reviewed the scale, nature and range of residential uses across the site to consider how different land uses can integrate and link with surrounding areas.
There is a diverse target market for new housing, including local residents, those working in the area (including at the Royal Infirmary of Edinburgh and at the bioQuarter); students (with a University of Edinburgh campus close by); and visitors to the area.
A range of residential uses could be accommodated here including affordable housing with the intention that some of this is key worker housing. Other affordable tenures could be accommodated including Mid Market Rent housing and Low Cost Home Ownership.
There should also be demand for a range of private housing tenures, including Private for Sale, Purpose Built Student Accommodation, Build to Rent (Multi Family and Single Family) and Co-living given the diverse nature of the target markets.
The early stage masterplan is generally for two to four storey residential buildings to the south of Little France Road. The exception would be a six storey block to the north of Little France Road.
Will the development be phased?
The phasing strategy will be informed by market demand for commercial and residential uses and allow for a mix of uses to come forward in parallel in the short term while reserving land for future development in the long term.
Community, commercial and leisure uses will help activate and deliver successful phases of life sciences and residential development.
Key planning considerations
How will traffic, access, and parking be managed?
The site’s topography poses access challenges which will require some earthworks to safely connect to Little France Road and Old Dalkeith Road. The masterplan includes a new mobility hub, active travel networks and designated cycle parking to promote sustainable transport. Vehicular access will feature a new civic entrance from Old Dalkeith Road and new access from Little France Road (north-east corner of the site). A Transport Assessment will be carried which will assess the impact of the proposal on the local road network. A parking strategy is also being developed which will seek to ensure that sufficient resident and visitor parking is provided within the masterplan.
What will happen to the local trees and natural environment?
The site contains mature tree corridor in the centre and an areas of Ancient Woodland along the western boundary which is classified as Long-Established Woodland of Plantation Origin (LEPO). All trees on the site are currently protected under a blanket Tree Protection Order (TPO). The masterplan aims to respect, retain, and manage established woodlands while integrating them into the community with new path connections. An updated tree survey has been commissioned to identify root protection areas. Any proposed tree removal will include a mitigation strategy alongside significant new planting across the masterplan site. A Preliminary Ecological Appraisal will be carried out and the proposal will involve a range a habitat creation and enhancement measures.
Will the development affect local heritage and views?
The site falls within the historic designed landscape of the Edmonstone Estate and has notable visual sensitivity relative to Craigmillar Castle. Building height parameters will be carefully considered to protect strategic views of the castle ramparts and the Edmonstone ridge. Key heritage features, such as existing boundary walls and a historic ha-ha wall, will be retained. A Landscape and Visual Impact Assessment will be submitted as part of the planning application.
How will flood risk be mitigated?
Although the site’s sloping topography makes it susceptible to surface water flood risk, the proposed drainage strategy will mitigate this through the repurposing of the central canal. Rather than building new SUDS storage ponds, the updated plan uses the existing central canal to hold and manage surface water, which will also help regenerate the canal as a public space.
This system is supported by a neighbourhood street hierarchy featuring a main central spine road and branching secondary streets lined with rain-gardens and filter drains that treat water, create natural habitats, and slow runoff.
Will Environmental Impact Assessment be required?
An EIA Screening process is underway and the City of Edinburgh Council will confirm whether an EIA is required in due course. If EIA is required, an EIA Report will be prepared as part of the planning application.
Who is delivering the new Eye Pavilion?
NHS own this parcel of land and will be delivering the new facility over the next 6 years. The Eye Pavilion site will include a new multi-storey car park which will provide sufficient capacity for staff and visitors.
Will this impact local school and healthcare capacity?
Edinburgh Council’s School Roll projections (March 2025) indicate that Craigour Park Primary will be under capacity by 2034 while Castleview Primary, Castelbrae High, Liberton high and Holy Rood RC High may be over capacity by 2034.
For this reason, the Council’s City Plan 2030 Delivery Programme proposes a new school in the “BioQuarter/Edmonstone” area.
We are engaging with City of Edinburgh Council’s Education and Planning Department to understand whether new school facilities are required within the proposed masterplan.
Residential developers will be required to make financial contributions towards new school and healthcare capacity where necessary.
Next Steps
When are the public consultation events?
This major planning application is subject to two formal public consultation events where you can view proposals and provide feedback:
Event 1 – Thursday, 30 April 2026, from 12:00 PM to 6:00 PM at Nine, Edinburgh BioQuarter, Plot 9, Little France Road.
Event 2 – Tuesday, 9 June 2026, from 2:00 PM to 7:00 PM at Goodtrees Neighbourhood Centre, 5 Moredunvale Place, EH17 7LB.
What is the timeline for the planning application?
The project team aims to submit the Planning Permission in Principle (PPiP) application in late summer 2026. A decision from the City of Edinburgh Council is anticipated in late 2026 or early 2027. Because this initial application establishes the parameters of development, detailed architectural designs will follow later on a plot-by-plot basis.
How can I share my views or contact the team?
You can share your thoughts by filling out a feedback form at the consultation events, or by using any of the following contact methods:
Website: Visit EBQconsultation.com to view all consultation banners and access digital feedback options. See QR Code.
Email: Send your comments directly to bioquarter@ryden.co.uk.
Phone: Call the project team on 07879 817987 or 07879 928000.
Post: Write to the Planning Team at Ryden, 7 Exchange Crescent, Conference Square, Edinburgh, EH3 8AN.
A paper or digital feedback form can be provided upon request.
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