Listen to this article:Plans to transform the former Club 3000 Bingo Hall in Leith into a large-scale student accommodation complex have been delayed after Edinburgh councillors called for a public hearing on the proposal. The development, first submitted in March 2024, aims to convert the well-known site at 26 Manderston Street into a managed student housing facility with 200 beds.
Once known as the Mecca Bingo Hall and, before that, the Leith Capitol Theatre and Cinema, the building has long been a fixture in the community. First opened as the Capitol Cinema in September 1928 by Gaumont British Theatres, it was designed by architects J.M. Johnston and J.A. Ross. It has a very distinctive layout with the entrance built under a railway arch leading to an auditorium beyond the tracks, part of the former Leith Walk West Goods Yard viaduct, which closed in 1966.
The Capitol was equipped with a 2Manual/8Ranks Ingram organ and originally featured Lyndon Laird as its opening organist. The cinema closed in July 1961 with a final screening of The Big Gamble and was subsequently converted into a Top Rank Bingo Club. The organ was removed in 1968. The venue later operated under Mecca Bingo until 2019, when it was acquired by Club 3000. Bingo games continued there until the hall officially closed its doors on January 20, 2025.
The proposed redevelopment would retain much of the historic structure while adding a modern six-storey extension, a roof terrace, and a landscaped courtyard space. The railway archway would be refurbished into a cycle store. Of the 200 student beds, 190 are designed as cluster units and 10 as studios.
Planning officers had recommended approval, arguing that the size and scale of the proposed changes would not detract from the surrounding conservation area.
Their report stated:
“The existing building and its proposed extensions would not have a detrimental impact on the character and appearance of the conservation area.”
They added that although the project does not fulfil Local Development Plan policies aimed at providing mainstream housing, the proposal aligns with policy on student accommodation.
Despite the endorsement from planning officers, the application has proven controversial. The council received 31 objections and 21 expressions of support. At the Development Management Sub-Committee meeting, councillors agreed to postpone any decision until a public hearing can be arranged, which will give local residents and stakeholders a formal opportunity to voice their views.
SNP councillor Amy McNeese-Meechan asked questions about the building’s historical value and whether it might be eligible for listing by Historic Environment Scotland. A planning officer explained that the agency issued a certificate in 2021 stating it would not consider the building for listing. That certificate remains valid until May 2026.
Labour councillor Tim Pogson inquired whether the developer had possibly kept the project just under the threshold that would require a contribution to affordable housing. Planning officers responded that, while such tactics do sometimes take place, there was no indication this had occurred in this instance.
Liberal Democrat councillor and committee convener Hal Osler spoke of the need for community involvement.
“This is really complicated, and really difficult. I think it is important that we hear from the community. We need to have that balance and understanding.”
A date for the public hearing has not yet been announced. The next Development Management Sub-Committee meeting will take place after the council’s July recess.
The closure of Club 3000 Manderston Street venue was the end of an era for many local players. Long-time regulars were saddened by the hall’s closure earlier this year, but the company has since opened a brand-new venue at Ocean Terminal in Leith, following a £6 million investment.
The new club’s opening party featured a ceilidh band, magician, and pipe band, with actor Elaine C Smith singing Auld Lang Syne. The Ocean Terminal launch appears to be part of a wider expansion strategy by Club 3000, with the £4M Club 3000 Bingo in Leeds to open in August.
Club 3000 Bingo owner Brian Fraser, once manager of Edinburgh’s famous Palais, spoke about the launch:
“This venue reflects our commitment to leading the way as a modern-day bingo operator. Seeing so many customers join us for this special night – and on Burns Night no less – made the occasion even more memorable.”
The Manderston Street development proposal, submitted by Oberlanders Architects, describes the planned transformation as an opportunity to “regenerate” the area, creating “201 high-quality student bed spaces with accompanying amenity spaces and facilities.”
While the future of the historic bingo hall remains undecided, the future for bingo in Edinburgh looks extremely promising.
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