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Positioned on the most frequented avenues in the heart of Scotland's heritage-rich city centre sits a imposing sight of scaffolding.

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

Visitors cannot book rooms, walkers are directed through tight corridors, and businesses have vacated the building.

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

Further Delays

The construction firm, the lead company, says it will be "near the finish" of 2026 before the initial parts of the scaffold can be removed.

The city's political leader Jane Meagher has called it a "negative feature" on the area, while conservationists say the work is "very troublesome".

What is transpiring 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 first opened under the Missoni Hotel banner, put the cost of construction at about a significant sum.

Construction activity started shortly after the start of the global health crisis with the hotel itself shut for business since 2022.

A section of the street and a sizable stretch of sidewalk leading up to the junction of the Royal Mile have been closed off by the work.

People on foot going to and from the Lawnmarket and another locale have been required in a line into a confined, sheltered corridor.

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

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

It is also hosts dining franchise a pizza restaurant – which has displayed large notices on the structure to remind customers it is still open.

Missed Deadlines

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

But SRM has said that is incorrect, referencing "highly complicated" structural challenges for the delay.

"We expect starting to remove sections of the framework towards the end of next year, with further improvements proceeding afterwards," the company commented.

"Efforts are underway closely with the relevant stakeholders to ensure we provide an enhanced site for the local area."

Local and Conservation Frustration

A conservation official, director of preservation association the Cockburn Association, said the work had reinforced the city's reputation of being "slow" for construction projects.

She said those involved in the project had a "public duty" to reduce disturbance and should incorporate the work into the city's design.

She said: "It causes the pedestrian experience in that section really difficult.

"It is puzzling why there is not some attempt to bring it into the urban landscape or create something more aesthetic and innovative."

Continued Work

A project spokesperson said work on "ideas to aesthetically improve the site" was in progress.

They stated: "We understand the frustrations felt by local residents and businesses.

"This has been a extended and complex process, reflecting the complexity and scale of the repair work required, however we are dedicated to concluding this necessary work as soon as is possible."

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

She said: "This structure has been a negative presence for years, and I echo the annoyance of locals and nearby shops over these persistent hold-ups.

"However, I also appreciate that the company has a duty to make the building structurally sound and that this remediation has been extremely complicated."