Master Planning \ Haymarket Redevelopment, Edinburgh

A planning application was approved by the City of Edinburgh Council in 2011. Unbuilt

The Haymarket development is one of Edinburgh’s biggest commercial projects of the last 10 years and includes;

  • 340,000 (approx) sq ft office space
  • 54,000 sq ft (approx) of retail, food and leisure including bars, cafes and restaurants
  • 168 bedroom apart-hotel
  • 190 bedroom hotel
  • 320 (approx) underground car parking spaces
  • Significant active public realm

Our role on the project has been three-fold: to master-plan the entire mixed-use development site; to be responsible for the design and delivery of the sites 'landmark' office building; and to design the exterior of the developments remaining office and hotel buildings (working alongside CDA Architects). (Alongside ourselves and CDA, Sutherland Hussey Architects were also originally involved in the design of a three star hotel as part of our master-plan).

Unusually, the site has never been developed, having been converted from pasture into goods yards in the mid 19th century. The tracks were removed in the 1960s and  the site was then used as a car park, although it has been subject to at least two planning consents since then, the most recent for an office and retail development which received consent in 2006.

Our design places five individual buildings on the site, providing a substantial amount of new public open space. A major triangular office building is placed in the centre of the site and this, together with a new corner office building, defines the edges of a new street. This links two new public 'squares' created and defined by adjacent buildings at each end. The square at the west end of this route deliberately fronts the Haymarket station across Dalry Road. Along the Morrison Link is a second office building and forming the final side of a triangular public space to the rear is the first of two hotels. The sensitive boundary with the existing 'Colony' housing at Dalry is where the second hotel is located, the rear of which has been deliberately modelled to respond to both the intimate spaces of the Colony streets and also to give courtyards onto which gable end windows look. The scheme, as before, attempts to create a 'landmark' building on the prominent corner of the site and mark the entrance to the world heritage site and city centre.

The public open space is predominantly pedestrian, but with one-way vehicle traffic for access and service vehicles only. An underground car park replaces the existing parking.. 

(Below, a fly-through animation of the scheme:)

Architects Richard Murphy, Matt Bremner and Core Team
Construction Cost £100m
Client Tiger Developments Ltd


05 February 2015 Haymarket taking shape in the capital Business Quarter
05 February 2015 Plans for £200m Haymarket 'blade' building splits opinion STV
04 February 2015 First glimpse of £200m Haymarket development Edinburgh Evening News
31 July 2014 Strengthening works for Edinburgh rail tunnel ahead of £200M development New Civil Engineer
26 July 2014 Contractors reveal images of Haymarket tunnel work Edinburgh Evening News
08 May 2014 Haymarket scheme secures £100m bank funding deal The Scotsman
17 February 2014 £9.6m boost for The Haymarket site in Edinburgh BBC News
07 February 2014 Fund invests £9.5m in Haymarket office and retail development STV
28 November 2013 Work to start on Edinburgh's £200m The Haymarket development BBC News
03 April 2013 Interserve to build £200m Edinburgh scheme Construction Enquirer
03 April 2013 Work begins on £200m office and retail development in Edinburgh STV
February 2011 Reach For The Sky Building Design
07 April 2010 Murphy Back For Haymarket Round Two
3 Jul 2009 Unesco's Edinburgh Intervention Provokes Architect's Ire
16 Jun 2009 Major Investment For Edinburgh's Haymarket Flybe Uncovered
28 May 2009 Metzstein Takes On Edinburgh Castle In Support Of Murphy's Haymarket Hotel Building Design Online
27 May 2009 Edinburgh Haymarket Hotel Inquiry Underway Building Design Online
26 May 2009 Architect Defends Design Of 17-storey Haymarket Hotel Evening News
27 Jun 2008 Spaceship Is Cleared To Land Evening News
26 Jun 2008 Go-ahead For Doctor Who Luxury Hotel The Scotsman
26 Jun 2008 Haymarket Hotel Proposal Approved BBC News
20 Jun 2008 Haymarket Cleared To Hit Heights Evening News
11 June 2008 Heritage Trust Tries To Show How Hotel Will Spoil Skyline, Can You Spot The Difference? Evening News
2 May 2008 It's The Big Idea For Haymarket That Got A Little Bigger Evening News
12 January 2008 It's Bon Appetit In The Capital's Newest Street Evening News
10 Oct 2007 Pollution Threat Casts Cloud Over £200m West End Plan Evening News
6 Sept 2007 Richard Murphy Hotel Aims To Give Edinburgh A "Shot In The Arm" Architects' Journal
5 Sept 2007 Five-star Haymarket Hotel Plans BBC News
5 Sept 2007 Tiger Launch Planning Application For Haymarket Architecture Scotland Published By Prospect
16 March 2007 Four-star Hotel's Booked In For Notorious Haymarket Gap Site Evening News
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