🔗 Share this article

Positioned on the most frequented avenues in the core of Scotland's ancient city sits a giant structure of scaffolding.

For half a decade, a prominent hotel on the intersection of Edinburgh's Royal Mile and the adjacent bridge has been a plastic-wrapped eyesore.

Visitors are unable to reserve stays, walkers are funneled through confined passages, and establishments have vacated the building.

Restoration efforts started in 2020 and was initially projected to last a few months, but now frustrated residents have been told the structure could persist until 2027.

Extended Timelines

Sir Robert McAlpine (SRM), the main contractor, says it will be "close to the conclusion" of 2026 before the initial parts of the structure can be removed.

Edinburgh's council leader a city representative has labeled it a "negative feature" on the area, while heritage campaigners say the work is "highly inconvenient".

What is going on with this apparently perpetual project?

A Problematic Past

The sizeable hotel was built on the site of the former Lothian Regional Council offices in 2009.

Estimates from when it originally launched under the a designer banner, put the cost of construction at about £30m.

Work on the building started soon after the start of the Covid pandemic with the hotel itself not accepting visitors since 2022.

A section of the street and a sizable stretch of footpath leading up to the intersection of the historic street have been closed off by the project.

People on foot going to and from the an adjacent district and Victoria Terrace have been compelled one after another into a tight, enclosed passage.

A dining establishment a popular spot left the building and relocated to St Andrews in Fife in 2024.

In a comment, its operators said building work had forced them to change the restaurant's facade, adding that "guests were entitled to a superior experience".

It is also hosts popular eatery Pizza Express – which has displayed large signs on the structure to remind customers it is operating as usual.

Missed Deadlines

An communication to the a city committee in early this year suggested that the process of "revealing" the façade would commence in February, with a complete dismantling by the close of the year.

But SRM has said that will not happen, referencing "extremely complex" construction issues for the delay.

"We anticipate starting to dismantle sections of the structure near the finish of next year, with additional work proceeding afterwards," a statement read.

"We are working closely with everyone involved to ensure we provide an better site for the local area."

Community and Heritage Concerns

Rowan Brown, director of conservation group the Cockburn Association, said the work had reinforced the city's reputation of being "protracted" for development.

She said those involved in the project had a "public duty" to minimise disruption and should integrate the work into the city's aesthetic.

She said: "It causes the experience for those on foot in that area of the city very hard.

"It is puzzling why there is not a try to bring it into the streetscape or develop something more artistic and cutting-edge."

Ongoing Efforts

A project spokesperson said work on "measures to aesthetically improve the site" was ongoing.

They added: "We acknowledge the annoyances felt by the community and businesses.

"This has been a extended and complex process, demonstrating the difficulty and magnitude of the remedial work required, however we are focused on concluding this vital work as soon as is possible."

The council leader said the city would "keep applying pressure" on those involved to finish the project.

She said: "This framework has been a blight for years, and I share the annoyance of residents and local businesses over these continued delays.

"Nonetheless, I also acknowledge that the firm has a obligation to make the building structurally sound and that this repair has proved to be hugely complex."