Listed Building

The only legal part of the listing under the Planning (Listing Buildings and Conservation Areas) (Scotland) Act 1997 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. The further details below the 'Address/Name of Site' are provided for information purposes only.

Address/Name of Site

34 HIGH STREET, THE ROYAL HOTELLB46820

Status: Designated

Documents

There are no additional online documents for this record.

Summary

Category
C
Date Added
09/03/2000
Local Authority
Midlothian
Planning Authority
Midlothian
Burgh
Penicuik
NGR
NT 23608 59947
Coordinates
323608, 659947

Description

Mid 18th century, with 19th century addition. 2 storey and attic, 5-bay classical coaching inn, with 5 lower recessed bays adjoined to right. Rendered and whitewashed, with polished ashlar margins and stop-chamfered arrises. Base course; corniced fascia band course between principal and 1st floors; cornice and blocking course with central wallhead tablet at 1st floor to original inn at left.

S (PRINCIPAL) ELEVATION:

ORIGINAL INN: pilastered doorpiece with corniced lintel, centred at ground, comprising timber door with plate glass rectangular fanlight; regular fenestration to remaining bays at ground, with further pilasters flanking outer bays, regular fenestration at 1st floor.

5-BAY ADDITION: recessed to right, comprising 2-leaf, 4-panel timber door with plate glass rectangular fanlight in bay to outer right at ground; regular fenestration to remaining bays at ground, and in bays at 1st floor. Single storey coped infill to re-entrant angle.

W ELEVATION: 2-bay gable, with windows to outer left and right at ground and 1st floor.

N ELEVATION: partly-obscured by later single storey addition centred at ground, with coped segmental-arched pedimented doorpiece in re-entrant angle to W. Irregular fenestration.

E ELEVATION: blank gable, with roof swept-down to N, remains of former walls rising to 1st floor, to street, and to right of centre.

INTERIOR: not seen, 1999.

Predominantly 4-pane timber sash and case windows. Grey slate roofs, with lead ridges. 3 regularly-spaced slate-hung rectangular piended dormers. Cast-iron rainwater goods. Gablehead stacks and shouldered wallhead stack; coped, with circular cans. Coped skews.

Statement of Special Interest

The Royal Hotel is of interest as a good former coaching inn, with some detail survival, on a strategic site on the southern approach road into Edinburgh.

References

Bibliography

shown on 1st (1852) and 2nd (1892) edition OS Maps; C McWilliam, LOTHIAN (1978), p383.

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. Other than the name or address of a listed building, further details are provided for information purposes only. Historic Environment Scotland does not accept any liability for any loss or damage suffered as a consequence of inaccuracies in the information provided. 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 www.historicenvironment.scot/advice-and-support. You can contact us on 0131 668 8914 or at designations@hes.scot.

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