🔗 Share this article

On one of the most frequented avenues in the core of Scotland's heritage-rich city centre looms a giant structure of scaffolding.

For five years, a prominent hotel on the corner of a key historic street and George IV Bridge has been a plastic-wrapped eyesore.

Tourists are unable to reserve stays, foot traffic are funneled through narrow walkways, and businesses have left the building.

Remedial work commenced in 2020 and was initially projected to last a brief duration, but now exasperated residents have been told the structure could stay in place until 2027.

Prolonged Deadlines

Sir Robert McAlpine (SRM), the lead company, says it will be "close to the conclusion" of 2026 before the earliest portions of the structure can be removed.

Edinburgh's council leader a council official has described it as a "blight" on the area, while preservation advocates say the work is "very troublesome".

What is transpiring with this seemingly endless project?

A Problematic Past

The sizeable hotel was developed on the site of the previous Lothian Regional Council offices in 2009.

Figures from when it first opened under the Missoni Hotel banner, put the build cost at about £30m.

Work on the building began shortly after the start of the global health crisis with the hotel itself closed to guests since 2022.

A section of the street and a large section of pavement leading up to the intersection of the Royal Mile have been left out of action by the development.

People on foot going to and from the Lawnmarket and Victoria Terrace have been forced single-file into a tight, enclosed passage.

A dining establishment Ondine quit the building and relocated to a different location in 2024.

In a release, its owners said the ongoing project had obliged them to change the restaurant's appearance, adding that "guests were entitled to a superior experience".

It is also the location of dining franchise a pizza restaurant – which has displayed large signs on the scaffold to inform customers it is open for business.

Missed Deadlines

An update to the a city committee in January this year stated that the process of "revealing" the façade would begin in February, with a complete dismantling by the year's end.

But the firm has said that will not happen, citing "exceptionally intricate" construction issues for the postponement.

"We project starting to take down parts of the scaffold near the finish of next year, with further improvements continuing thereafter," they said.

"We are working closely with everyone involved to ensure we provide an improved site for the public."

Local and Conservation Frustration

A heritage director, director of heritage body the Cockburn Association, said the work had reinforced the city's reputation of being "protracted" for construction projects.

She said those associated with the project had a "obligation to the public" to reduce disruption and should integrate the work into the city's design.

She said: "It renders the experience for those on foot in that area of the city exceptionally challenging.

"It is perplexing why there is not an effort to incorporate it within the street view or produce something more aesthetic and avant-garde."

Project Response

A project spokesperson said work on "solutions to beautify the site" was in progress.

They added: "We recognize the frustrations felt by local residents and enterprises.

"This represents a long and drawn-out process, highlighting the complexity and scale of the repair work required, however we are committed to finishing this essential work as soon as is feasible."

The official said the council would "continue to put pressure" on those responsible to finish the project.

She said: "This framework has been a negative presence for years, and I understand the exasperation of locals and nearby shops over these ongoing postponements.

"That said, I also acknowledge that the company has a duty to make the building safe and that this remediation has proved to be exceptionally difficult."