A controversial plan to turn the iconic old Royal High School in Edinburgh has been recommended for refusal by planning officials.

Developers Urbanist Hotels and Duddingston House Properties have said the proposal would see the A-Listed Thomas Hamilton building on Calton Hill become a "world class" facility.

A report presented to go before councillors said the plan would have a "significant adverse impact" on the site.

A £35m rival plan to the £75m hotel proposal for a music school already has planning permission.

READ MORE: US philanthropist attacks old Royal High hotel plan ahead of decision

Planning officials said in their report on the hotel plan: "The proposed interventions to the listed building would have a significant adverse impact on the architectural integrity, composition and special character of one of the UK's finestlisted buildings.

"Alternative consents, for the redevelopment of the building into an international music school, exist."

The report said the plan does not comply with national guidelines on historic buildings, the city's development plan or Edinburgh planning guidelines.

READ MORE: US philanthropist attacks old Royal High hotel plan ahead of decision

The report concludes: "Proposals for demolition do show that the luxury hotel would provide economic benefits to the city.

"However, the proposals fail to address the requirements of HESPS (Historic Environment Scotland Policy Statement 2016).

"Further, the demolition cannot be granted in isolation as test c) of HESPS is inextricably linked to the economic growth generated from redevelopment proposals.

READ MORE: US philanthropist attacks old Royal High hotel plan ahead of decision

"These proposals are considered unacceptable."

Also known as New Parliament House, the 19th century