🔗 Share this article

On one of the most popular thoroughfares in the core of Scotland's historic capital sits a imposing sight of metal poles and platforms.

For the past 60 months, a prominent hotel on the corner of the famous Royal Mile and the adjacent bridge has been a shrouded blight.

Travellers cannot book rooms, pedestrians are squeezed through tight corridors, and businesses have abandoned the building.

Restoration efforts began in 2020 and was initially projected to last a few months, but now fed-up residents have been told the scaffolding could persist until 2027.

Prolonged Deadlines

The construction firm, the lead company, says it will be "close to the conclusion" of 2026 before the initial parts of the structure can be dismantled.

Edinburgh's council leader a council official has described it as a "eyesore" on the area, while heritage campaigners say the work is "very troublesome".

What is going on with this notoriously protracted project?

Background Issues

The 136-bedroom hotel was constructed on the site of the old regional authority offices in 2009.

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

Remedial efforts began not long after the start of the Covid pandemic with the hotel itself closed to guests since 2022.

Part of the road and a sizable stretch of sidewalk leading up to the corner of the Royal Mile have been left out of action by the development.

Walkers going to and from the Lawnmarket and another locale have been forced in a line into a confined, sheltered corridor.

A dining establishment Ondine quit the building and moved to St Andrews in Fife in 2024.

In a release, its operators said construction activity had compelled them to change the restaurant's facade, adding that "patrons merited more".

It is also the location of restaurant chain a pizza restaurant – which has hung large signs on the framework to inform customers it is open for business.

Slipped Schedules

An report to the a local authority committee in early this year indicated that the process of "exposing" the frontage would start in February, with a full removal by the end of the year.

But the contractor has said that is not the case, citing "exceptionally intricate" construction issues for the setback.

"We expect starting to remove sections of the scaffold towards the end of 2026, with subsequent enhancements continuing thereafter," they said.

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

Local and Conservation Frustration

A heritage director, director of heritage body the Cockburn Association, said the work had contributed to the city's reputation of being "protracted" for development.

She said those working on the project had a "civic responsibility" to lessen inconvenience and should integrate the work into the city's design.

She said: "It is making the walking experience in that part of town 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."

Project Response

A company representative said work on "solutions to beautify the site" was continuing.

They added: "We recognize the frustrations felt by nearby inhabitants and shops.

"This has been a long and drawn-out process, highlighting the difficulty and size of the repair work required, however we are focused on concluding this essential work as soon as is possible."

The official said the city would "continue to put pressure" on those involved to wrap up the project.

She said: "This scaffolding has been a problem for years, and I share the exasperation of residents and area enterprises over these ongoing postponements.

"However, I also acknowledge that the contractor has a duty to make the building safe and that this repair has been hugely complex."