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Along the busiest tourist streets in the core of Scotland's heritage-rich city centre looms a monolith of construction framework.

For five years, the establishment on the junction of Edinburgh's Royal Mile and a major bridge has been a plastic-wrapped eyesore.

Tourists cannot book rooms, foot traffic are squeezed through tight corridors, and commercial tenants have abandoned the building.

Repair work commenced in 2020 and was only expected to last a brief duration, but now fed-up residents have been told the structure could persist until 2027.

Prolonged Deadlines

The construction firm, the primary firm, says it will be "near the finish" of 2026 before the earliest portions of the structure can be removed.

A local authority figure Jane Meagher has described it as a "negative feature" on the area, while preservation advocates say the work is "extremely disruptive".

What is going on with this notoriously protracted project?

A Problematic Past

The 136-bedroom hotel was developed on the site of the old Lothian Regional Council offices in 2009.

Projections from when it first opened under the Missoni Hotel banner, put the cost of construction at about a significant sum.

Remedial efforts got underway 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 sizable stretch of footpath leading up to the junction of the Royal Mile have been rendered unusable by the development.

Pedestrians going to and from the a nearby area and another locale have been compelled single-file into a tight, enclosed passage.

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

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

It is also the location of popular eatery Pizza Express – which has displayed large signs on the structure to notify customers it is still open.

Delayed Plans

An communication to the council's transport and environment committee in January this year indicated that the process of "exposing" the frontage would start in February, with a full removal by the year's end.

But SRM has said that will not happen, referencing "exceptionally intricate" building problems for the delay.

"We anticipate starting to remove parts of the scaffold close to the conclusion of next year, with additional work ongoing after that," a statement read.

"Efforts are underway closely with all parties to ensure we deliver an enhanced site for the public."

Local and Conservation Frustration

Rowan Brown, lead of conservation group the a local association, said the work had reinforced the city's reputation of being "protracted" for urban works.

She said those involved in the project had a "civic responsibility" to minimise disturbance and should integrate the work into the city's streetscape.

She said: "It causes the pedestrian experience in that part of town very hard.

"It is puzzling why there is not an effort to bring it into the urban landscape or create something more aesthetic and cutting-edge."

Project Response

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

They stated: "We recognize the irritations felt by the community and shops.

"This has been a lengthy and protracted process, highlighting the complexity and magnitude of the remedial work required, however we are focused on completing this necessary work as soon as is feasible."

The council leader said the city would "maintain pressure" on those involved to complete the project.

She said: "This scaffolding has been a problem for years, and I share the exasperation of locals and nearby shops over these continued delays.

"Nonetheless, I also acknowledge that the firm has a responsibility to make the building secure and that this restoration has been exceptionally difficult."