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On one of the most popular thoroughfares in the core of Scotland's heritage-rich city centre sits a monolith of construction framework.

For the past 60 months, the establishment on the intersection of Edinburgh's Royal Mile and the adjacent bridge has been a covered eyesore.

Travellers cannot book rooms, walkers are squeezed through confined passages, and establishments have vacated the building.

Repair work commenced in 2020 and was initially projected to last a short period, but now exasperated residents have been told the framework could persist until 2027.

Extended Timelines

Sir Robert McAlpine (SRM), the main contractor, says it will be "towards the end" of 2026 before the initial parts of the scaffold can be removed.

A local authority figure Jane Meagher has labeled it a "eyesore" on the area, while heritage campaigners say the work is "extremely disruptive".

What is going on with this apparently perpetual project?

Background Issues

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

Estimates from when it initially debuted under the a designer banner, put the build cost at about £30m.

Work on the building started shortly after the start of the global health crisis with the hotel itself not accepting visitors since 2022.

A section of the street and a large section of sidewalk leading up to the corner of the tourist drag have been closed off by the project.

Walkers going to and from the Lawnmarket and Victoria Terrace have been forced one after another into a narrow, covered walkway.

Seafood restaurant a popular spot quit the building and relocated to a different location in 2024.

In a release, its management said building work had forced them to modify the restaurant's look, adding that "guests were entitled to a superior experience".

It is also the location of dining franchise Pizza Express – which has placed large banners on the structure to remind customers it is open for business.

Delayed Plans

An communication to the a local authority committee in January this year suggested that the process of "exposing" the façade would begin in February, with a full removal by the year's end.

But the firm has said that will not happen, pointing to "extremely complex" building problems for the delay.

"We project starting to remove sections of the scaffold towards the end of the coming year, with subsequent enhancements proceeding afterwards," they said.

"We are collaborating closely with the relevant stakeholders to ensure we create an improved site for the public."

Community and Heritage Concerns

A conservation official, lead of preservation association the a local association, said the work had reinforced the city's reputation of being "slow" for urban works.

She said those associated with the project had a "public duty" to minimise inconvenience and should integrate the work into the city's streetscape.

She said: "It causes the pedestrian experience in that section very hard.

"I don't understand why there is not a try to integrate it into the urban landscape or develop something more artistic and cutting-edge."

Continued Work

A project spokesperson said work on "measures to enhance the appearance the site" was ongoing.

They added: "We recognize the irritations felt by local residents and shops.

"This has been a lengthy and protracted process, demonstrating the intricacy and magnitude of the restoration required, however we are focused on concluding this vital work as soon as is possible."

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

She said: "This scaffolding has been a negative presence for years, and I share the annoyance of residents and local businesses over these ongoing postponements.

"However, I also recognize that the contractor has a duty to make the building secure and that this remediation has proved to be hugely complex."