King's Capital Redevelopment

Edinburgh’s King’s Theatre is 116 years old. It is one of only a handful of surviving Edwardian theatres in the UK which has been continuously operational since it first opened in 1906. It is now in urgent need of major restoration to protect its important history and heritage and to make it fit for purpose for today’s audiences and performing companies.  

The continuing operation of the King’s Theatre has been recognised as fragile for many decades. The deteriorating condition of the building is now at substantial risk of failure as is key equipment. The theatre is no longer fit for purpose and does not wholly meet the standards required to secure a theatre licence. Without urgent investment, the theatre may have to close its doors forever. 

Our primary aim is to preserve this much-loved building and its unique heritage, to keep it open and operational for generations to come.

We will do it in a way that: 

• creates a modern vibrant and accessible venue so the King’s can attract world-class performances and provide excellent visitor experiences for the next 100 years.  
• creates a venue that supports the cultural infrastructure of the city, its festivals, and the year-round cultural offer making Edinburgh a great place to live, work, and visit.  
• transforms access to the building to achieve equality of experience for all.  
• creates an enabling environment for communities, groups & schools to connect and be creative by day and enjoy theatre and events by night. 
• modernises, preserves, and showcases the unique heritage of the King’s Theatre.  
• helps develop and retain unique cultural skills and expertise. 
• supports Edinburgh’s objective of carbon net zero by 2030.  

As far back as 1997 it was recognised that the King’s Theatre was in need of major investment to ensure it could operate effectively as a theatre. Capital Theatres has been planning intensely for the King’s Theatre redevelopment since 2018. Although Covid stalled the project, and the associated fundraising campaign for 18 months, in March this year, we were on track to deliver the predicted programme on time and had secured over 95% of the estimated cost of £25.7 million. We were ‘shovel ready.’ 

Delaying the programme has been considered in depth and rejected on the basis of:

• the continued uncertainty means that the costs are likely to continue to escalate at an estimated £10,000 for every day of delay. 
• the amount raised by Capital Theatres is a significant proportion of the funds needed. 
• the risk of losing the King’s – an important heritage community asset forever. The building is no longer safe or fit for purpose for staff, creatives or visitors – the King’s, ‘the people’s theatre’, would have to be mothballed.   
• our theatres’ 2-year planning horizon means we have no ability to trade at the King’s in 2023 and 2024, and the loss of a key venue to EIF in August and the Panto for Capital Theatres in December represents 35% of our income each year. Delaying another year puts the entire charity at serious risk.  

We understand that the timing is challenging given the exceptional headwinds both for the economy and the cultural and construction sectors due to global events, the cost-of-living crisis, and the slow recovery from a global pandemic. However, to delay the project would mean higher costs and, more crucially, the theatre may not survive.   

We want to limit any further increase to the budget. To delay the project would mean incurring more costs and in this period of uncertainty we cannot be sure that a delay would create any substantial savings.  

The King’s is no longer fit for purpose as a theatre. Without significant investment it will close 

This is a large and complex building with many, many issues, but for example, the current wiring in the building was installed over a range of different timeframes and has not been certifiable end-to-end since Capital Theatres started managing the theatre in 1998.  Sections of it do no longer meet IEE standards. Our teams have managed to create workaround systems to ensure its safety along with reactive maintenance which has satisfied regulatory authorities on the basis that a complete replacement will take place imminently.

Another example is the heating system which is rudimentary, inefficient and parts of it are well past their expected lifespan. The redevelopment includes a new plant room which would serve both Front of House and Stage House and include a new efficient radiator system run through a Building Management System (BMS), allowing proper controls to be in place.

Edinburgh will miss out on great productions 

The King’s Theatre is an important venue for mid-scale touring companies in the UK.  However, the King’s stagehouse has not been updated since the 1950s. Getting scenery in and out from Tarvit Street is challenging and noisy. The raked stage, poor orchestra pit and acoustics, as well as the low height of the fly tower, limits the scale and variety of productions we can attract.  

By raising the fly tower, flattening the stage, improving acoustics in the auditorium and orchestra pit, and improving facilities for performers and crew we can attract a greater variety, scale and type of production for a more diverse programme that will engage and inspire more people. 

If we cannot upgrade the King’s, Edinburgh will lose out to great shows and performances which will not have a suitable venue in the city.

For some people, the King’s is totally inaccessible, and the facilities are failing 

The vast majority of the King’s is only accessible using stairs. Currently, a single wheelchair lift gives access to one area of the stalls and none of the hospitality spaces are accessible.  

We are going to install two new 14-person lifts front of house, and a lift back of house. These, along with numerous ramps and changes to the theatre’s layout will make the King’s fully accessible for companies and audiences for the first time, giving every visitor and performer an equitable and enjoyable experience. The front of the theatre will be more welcoming, with improved sightlines into the building. The addition of a street level café will encourage people to use the venue in a way that is welcoming, familiar, and accessible.

The King’s Theatre was only ever open to the public during performance hours. A new on-street café, flexible bar spaces, a Creative Engagement Suite and Heritage Exhibition will provide opportunities for people to visit the King’s through the day as well as in the evenings. Opening hours will double and we expect visitor figures to increase by 30%.  

If major upgrades to facilities are not made the King’s will remain inaccessible for too many people.

Taking part and getting involved in the performing arts is good for everyone

Our organisation does more than just put on shows – thousands of people connect, create and share memorable experiences on and off our stages. For example, our Dementia Friendly Community [link to webpage] at Festival Theatre is a lifeline for many people living with dementia and their carers.  We are currently unable to deliver these kind of creative engagement activities at the King’s because of poor access and lack of space.  The redevelopment includes a new Creative Engagement Suite with a flexible studio, kitchen area, and fully accessible Changing Places Toilet. This will mean we can welcome groups of all sizes for activities, events, and workshops, designed with and for communities which meet the needs and wishes which were so frequently expressed during our consultation sessions with community stakeholders and partners.  

The King’s has the potential to become a vibrant community hub, welcome to all if we invest in this iconic city venue today.

The local area will be improved

Now more than ever, our communities’ well-being is of utmost priority. If the last two years have taught us anything, it’s that people and local businesses need theatres as much as theatres need them. The loss of cultural events had a significant impact on people’s mental health and well-being. Loneliness has been a debilitating outcome for many. Tollcross Community Centre closed during the pandemic and has not re-opened.  

The King’s Theatre is Grade A listed which means it can only be used as a theatre. If this redevelopment project does not go ahead the King’s will possibly close forever.

Local businesses will have a steady stream of customers 

Over 200,000 visits to the King’s every year makes Tollcross a vibrant area of the city where local café and restaurants can thrive as they rely on the regular footfall the theatre brings to the area. A redeveloped King’s as an accessible and vibrant all-day community hub will be an important part of the recovery process for the diverse Tollcross area and Edinburgh as a whole.

The building will be more environmentally sustainable

We are committed to working towards Net Zero by 2030. Modernising the theatre will improve the environmental performance.  We will install a new Building Management System that will reduce the building’s carbon emission and 100% of the front of house and backstage working areas will become lit by LED. The radiator system will be upgraded to remedy current leakages and inefficiencies. We will use locally and responsibly sourced materials, reduce operating costs and rationalise day-to-day energy usage to facilitate carbon reduction, influence change and embed environmental awareness.  

The most efficient way of reducing carbon emissions is by using buildings we already have.

Edinburgh’s rich heritage will be preserved and celebrated

The King’s represents one of the most complete and important surviving Edwardian theatres in the UK. Whilst adaptations have been made over the years, a considerable level of the 1906 fabric still survives including an original paint frame and transformation drum which make it internationally significant as its Grade A listing demonstrates. Investment will not only safeguard its heritage but celebrate its great history through the creation of an accessible digital exhibition, the ‘People’s Archive’, and permanent displays throughout the venue which tell the story of the King’s Theatre.

Investing in the King’s will help Scotland’s rich heritage which is a major driver for local, national and international visits.

Everyone’s Theatre – widening access to make a lasting impact

Capital Theatres’ mission is to inspire a lifelong love of theatre. Taking part in creative activities has many holistic benefits both for children and adults including improved mental health, reduction of loneliness, and improvement in wellbeing. Engaging with historic places, and associated activities can have a wide range of beneficial impacts on the physical, mental, and social well-being of individuals and communities such as social connectivity, a sense of belonging, pride of place, and ownership. Currently, our ability to make these impacts for the communities surround the King’s and our users is limited due to the building being completely uninviting and inaccessible, it is only open for performances in the evening, and lacks any spaces suitable to deliver engagement activities.  

When the King’s reopens in 2025, new spaces will enable a Creative Engagement Programme to happen in the theatre for the first time. The whole building will be completely accessible and welcoming, giving everyone the same enjoyable and equitable experience. This will allow us to provide regular, meaningful engagement opportunities with diverse communities.  

Working with family groups and organisations in the Tollcross area such as Syrian Futures, The Welcoming and Tollcross Community Centre we aim to engage the diverse communities living and settling into the area through for example, a language exchange café using King’s heritage objects, archive collections and the theatre as connection points for parents and carers to meet and practice English. We will encourage creative projects to evolve through these connections, so people have a chance to talk about their culture as a means of establishing common ground and understanding.   

Integral to enabling this work is a well-conceived and flexible Creative Engagement Suite. By converting unused space in the attic, we can create a brand-new studio, Changing Room toilet facility, and kitchen. 

The Creative Engagement Suite will provide essential rehearsal space for visiting companies and community partner events and help us nurture new relationships with diverse local communities and those whom culture may be hard to access. The studio will provide a professional and inspiring space for participants to devise new work that reflects a range of voices and stories alongside professional artists or workshop leaders. Our aim is to ensure everyone can participate in the cultural life of their community, in ways that meet their needs so that they are stimulated, fulfilled, and happy.

The funding model for the King’s Redevelopment is comprised of grants from the Scottish Government, City of Edinburgh Council and National Lottery Heritage Fund which make a up just under 40%. We are extremely grateful for all the support from donors, patrons, companies and trusts which make up around 10%. Capital Theatres is contributing £4.4 million and has agreed a £5 million prudential loan. The current funding gap is £8.9m.

In August this year, you reported the estimated the original project cost of £25.7m would increase by circa 30% due to challenges beyond the charity’s control. Why has the funding increased so much in such a short timeframe? 

All capital projects in the UK are being affected by a ‘perfect storm’ and there are a number of influences on the costs of the King’s redevelopment project: 

• global demand in the construction sector, combined with the multiple and complex impacts of the pandemic and logistic issues, have resulted in unprecedented shortages, delays and ultimately, increased prices of materials and labour
  
• the rise of inflation has had significant impact on all project costs. 
  
  
• many of the materials are coming from areas of Europe affected by conflict.

• the main contractors were selected in April from when we have been able to receive today’s construction costs and confirm the project duration & buildability (109 weeks vs 86 weeks as a result of tender responses).

Before Capital Theatres took over the management of the King's Theatre in 1998, a report was commissioned by City of Edinburgh Council which stated: "A major programme of work at the King’s is long overdue not only to bring the building up to present day standards but to maximise efficiency and ensure compliance with employment and public user legislation. One of the company’s immediate objectives must be the commissioning of architectural and design studies on the refurbishment of the King’s”. 

 In 2012, Capital Theatres carried out essential works in the King’s Theatre to make the building wind and watertight, resolve Health and Safety issues, and improve customer experience. Since then, we have been doing all we can to keep the building operational but, in order to meet modern standards, insurance requirements and to be able to secure a theatre license, this much-loved theatre is now in urgent need of a major refurbishment. 

 We have undertaken extensive value engineering and explored all options to reduce the scope as far as possible. By scaling down further we would compromise the whole project and not be able to achieve the objectives set out above.

We are delighted to have had the Panto at Festival Theatre this year along with other regular King’s favourites such as Southern Lights and the Gang Show. Since the start of the King’s campaign in 2018 we have been planning a programme to accommodate both Scottish Ballet’s Snow Queen and our Panto.

Setting the programme for all our theatres happens well in advance and we are liaising with Scotland’s national companies, our panto partner, Crossroads and touring producers to ensure Edinburgh does not miss out on its favourite shows while the King’s is closed for redevelopment.

However, should the King’s close for good, Capital Theatres’ programme would be reduced and Edinburgh would no longer have the same variety of shows it currently boasts. The International Festival would lose a major venue for August.  

Capital Theatres has planned for the King’s to be closed for around 100 weeks to complete the project. Permanent closure of the King’s would lead to a complete reassessment of Capital Theatres’ business model. We are working hard to ensure the King’s remains operational as a theatre and to save it for generations to come. 

We are incredibly grateful for all the donations this project has received so far.

To support our efforts, please write to your MP, your MSPs, and City of Edinburgh Councillors and tell them why you love the King’s and call for it to be saved.

This information explains how.