What's Happening with Edinburgh's Scaffolding-Clad Hotel?

Positioned on the most popular thoroughfares in the centre of Scotland's heritage-rich city centre looms a giant structure of construction framework.

For five years, a prominent hotel on the intersection of a key historic street and a major bridge has been a plastic-wrapped eyesore.

Visitors are unable to reserve stays, foot traffic are squeezed through confined passages, and businesses have vacated the building.

Restoration efforts started in 2020 and was only expected to last a short period, but now frustrated residents have been told the scaffolding could remain until 2027.

Prolonged Deadlines

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

Edinburgh's council leader a council official has called it a "negative feature" on the area, while conservationists say the work is "extremely disruptive".

What is happening with this notoriously protracted project?

Background Issues

The establishment with 136 rooms was constructed on the site of the previous Lothian Regional Council offices in 2009.

Estimates from when it first opened under the Missoni Hotel banner, put the cost of construction at about thirty million pounds.

Construction activity got underway soon after the start of the coronavirus outbreak with the hotel itself shut for business since 2022.

Part of the road and a significant portion of pavement leading up to the junction of the tourist drag have been rendered unusable by the work.

People on foot going to and from the Lawnmarket and Victoria Terrace have been compelled in a line into a narrow, covered walkway.

A dining establishment a popular spot departed from the building and moved to St Andrews in Fife in 2024.

In a statement, its operators said building work had forced them to change the restaurant's look, adding that "customers deserved better".

It is also the location of restaurant chain Pizza Express – which has placed large banners on the structure to notify customers it is still open.

Delayed Plans

An update to the council's transport and environment committee in the start of the year suggested that the process of "exposing" the exterior would start in February, with a complete dismantling by the end of the year.

But SRM has said that is not the case, citing "extremely complex" building problems for the setback.

"We anticipate starting to dismantle portions of the structure close to the conclusion of the coming year, with subsequent enhancements proceeding afterwards," the company commented.

"We are working closely with the relevant stakeholders to ensure we create an enhanced site for the community."

Local and Conservation Frustration

A conservation official, head of conservation group the Cockburn Association, said the work had reinforced the city's reputation of being "leisurely" for construction projects.

She said those involved in the project had a "civic responsibility" to lessen disruption and should incorporate the work into the city's aesthetic.

She said: "It causes the pedestrian experience in that area of the city very hard.

"I don't understand why there is not an effort to integrate it into the streetscape or develop something more artistic and innovative."

Continued Work

A company representative said work on "measures to enhance the appearance the site" was ongoing.

They added: "We recognize the annoyances felt by nearby inhabitants and businesses.

"This constitutes a lengthy and protracted process, reflecting the complexity and magnitude of the repair work required, however we are committed to completing this necessary work as soon as is feasible."

The council leader said the local authority would "continue to put pressure" on those responsible to complete the project.

She said: "This framework has been a negative presence for years, and I share the annoyance of inhabitants and area enterprises over these continued delays.

"However, I also appreciate that the company has a obligation to make the building structurally sound and that this restoration has been hugely complex."