The eight-storey Westfield Court in Gorgie was built in 1952 and is said to be nearing the end of its lifespan. A report to the City of Edinburgh Council’s housing, homelessness and fair work committee says there have been ongoing leaks from waste pipes for at least 10 years.

It continues: “In some cases, wastewater has penetrated tenants and owners’ homes and caused extensive damage including partially or fully collapsed ceilings.” 

The waste pipes are housed in shafts which can only be accessed from inside people’s flats. The shafts are narrow, long, have no safe access/working platforms and contain asbestos, the report added.

The June 2025 condition survey revealed worsening problems with failing risers and waste outflow pipes, with repairs deemed uneconomical. Although fire safety works have been completed, councillors were told the building’s overall condition had deteriorated significantly.

Housing convener Cllr Tim Pogson said: “It’s just not a situation that we want at all. I can’t think of anything worse than having dirty water, sewage coming into properties. It’s completely unacceptable on all grounds.”

The council currently owns about a third of the flats in Westfield Court and would need to buy out the remaining owners before demolition could proceed. Options for the site include investment, redevelopment, or sale.

Members of the committee will also consider whether to approve the demolition of Oxcars Court and Inchmickery Court in Muirhouse.

The two blocks, each 10 storeys high with 75 flats, were originally earmarked for a major refit to tackle damp, improve insulation, and overhaul electrical, mechanical and plumbing systems. But costs have surged from £51.4 million to £86m, with officers warning that refurbishment no longer represents “value for money.”

A council report outlines three options:

• Scaled-back retrofit costing £57m
• Essential repairs only at £13.6m
• Demolition and replacement with two new six-storey blocks, creating 150 flats for £48m

Officials also highlighted serious procurement difficulties, with some work packages attracting only one bid—or none at all—leading to what was described as a “very uncompetitive return.”

Most residents of Inchmickery Court have already been moved out, with just one tenant remaining and 24 flats empty. Oxcars Court still houses around 68 tenants, though officers are considering relocating them early next year to reduce maintenance costs.

Tenants were formally consulted in September 2023 and had initially “bought in” to the decant-and-renovate proposal. Information sessions are now being arranged to update residents on the revised options.

If demolition of the Muirhouse blocks is approved, work to rehouse tenants will begin in early 2026. A replacement development of around 150 units is proposed, though larger schemes of over 300 homes are also under consideration, with costs estimated at £45–48m.

The decision represents a major shift in council policy, moving away from refurbishment towards wholesale redevelopment, as officials grapple with ageing infrastructure, rising costs, and procurement challenges across the city’s multi-storey estate.