20 Haymarket Yards

Thank you to those who have engaged so far and for your comments. The pre-application engagement period ended on Tuesday 14 December. Proposals are now evolving and will inform preparation of a planning application submission early Spring 2022. Look out for updates on this website.

Welcome to Haymarket Yards

Thank you for visiting our engagement website: www.20haymarketyards.co.uk. This website is intended to provide an online platform to engage with you about the emerging proposals by Elgin Haymarket Limited (the Applicant). The application site boundary is outlined in red on the plan below. The existing building and land surrounding it has now been acquired by the Applicant.

The Applicant is seeking to bring forward an operationally zero carbon mixed-use development (two buildings) at 20 Haymarket Yards, comprising office and hotel uses at this important public transport hub, with associated café, public realm, active travel links, landscaping, electric vehicle charging infrastructure, limited car parking, servicing, and access.

These initial proposals have been developed in accordance with City of Edinburgh Council policy and guidance. The principle of mixed-use development is supported by development plan policy, including office and hotel use and active ground floor uses.

Online Live Interactive Engagement Event

Wednesday 1st December 2021, 4PM-8PM

If you have any queries, please contact us via email at consultation@scotthobbsplanning.com with the subject ’20 Haymarket Yards’ or you can call us on 0131 226 7225 (ask for Julia).

In accordance with the latest Scottish Government guidance regarding Covid-19 and Pre-application consultation, we are holding an online live interactive feedback event regarding the proposed development. To access this, please use the ‘Chat’ box in the bottom right corner of this website and you will be connected to the Applicant Team who will be able to provide you with immediate feedback.

This function will be enabled on Wednesday 1 December, 4 pm – 8 pm and will appear at the bottom right-hand side of the screen.

Please look at the information we have provided on this website about the site, surroundings, proposed development, and our proposed next steps. Paper copies of the content on the website can be provided on request. We welcome your comments on our initial proposals and would be grateful if you could  provide some comments using the ‘feedback’ section on this website by Tuesday 14 December 2021.

Alternatively, we are happy for you to email us by Tuesday 14 December 2021 at consultation@scotthobbsplanning.com or call us on 0131 226 7225 (ask for Julia).

The Applicant Team is currently engaging in wide ranging pre-application discussions with City of Edinburgh Council, and this current online engagement is part of the ongoing pre-application engagement.


This brownfield site is located to the north of Haymarket Yards and the currently proposed application site boundary extends to approximately 0.59 hectares. It comprises an existing vacant office building (Elgin House, which doesn’t meet current office market requirements) and forms part of a larger urban block comprising Apex House, Royal London, Cosla, Rosebery House, Haymarket Station and Haymarket Edinburgh.

Haymarket Terrace, to the north, provides a mix of commercial, office, hotel, traditional residential tenements, and ground floor commercial use. A consented, but unbuilt, 7-storey purpose-built student accommodation proposal lies to the north of the site.

Edinburgh Tram 1, the Edinburgh-Glasgow main railway line, and the national cycle network, connecting the New Town, West End, Roseburn Path and West Edinburgh, passes immediately to the front of the site (southeast).

The site is easily accessible, is within walking distance of Edinburgh City Centre’s core, and is well connected via public transport with 26 bus routes, a short walk from the site. There are a choice of sustainable transport options serving local, regional, and national origins/destinations. The site is 200m west from the recently refurbished Haymarket Railway Station. The Haymarket Tram stop is 150m northeast of the site providing an interchange with Haymarket Railway Station and direct access to Princes Street and Edinburgh Airport. There is potential to create a 20-minute walkable business neighbourhood hub.

Elgin House is not listed, nor within a conservation area or within the World Heritage Site Boundary and is not subject to any other environmental designation. Potential impacts on key views will be assessed by a Townscape Visual Impact Assessment which will be submitted alongside the planning application.


The proposals are still evolving, which is why your feedback at this stage is important.

An important ‘gateway’ mixed-use hotel and office development is proposed, creating a new Haymarket District at a major public transport hub. It aims to create a benchmark sustainable development that prioritises health and wellbeing, providing a new workspace offer for Edinburgh that responds to the sea change in market demand post pandemic. The proposals will be targeting zero carbon in operation solutions, by adopting non-gas, renewable energy servicing strategies to align with the council’s future zero carbon ambitions. The office building aims to create a workplace that is founded upon the positive wellbeing of its future occupants, with inherent flexibility and adaptability, including winter gardens and green landscape roof terraces, whilst targeting EPC A and BREEAM ‘excellent’ accreditation.   

An improved public realm/landscaped area will be created at the front (south-east) which provides a new ‘place’ and safer environment for pedestrians and cyclists to encourage more active travel along the two national cycle routes which pass the site, with active ground floor frontages. There will be limited car parking increased density, and an increased sustainable travel/greener commute. A low-speed environment will be created, with an expanded shared pedestrian and cycle route between the tram line and hotel/office/cafe. Servicing will be to the west, away from the public realm.

An estimated 1,400 office jobs will be created.

Development principles include:

  • Zero Carbon & Wellbeing
  • Office Led Mixed Use
  • Public Realm & Placemaking
  • Active Frontage

The adopted Edinburgh Local Development Plan 2016 (‘ELDP’) identifies the site as being within the ‘Urban Area’ and part of the City Centre Strategic Development Area (Haymarket Business District) where major changes, proposals and key investment opportunities are anticipated. The Edinburgh Design Guidance shows Haymarket Yards as a local street.

PDF engagement boards can be accessed using the link below, and these contain further details of the proposed development.

Next Steps

We welcome your comments on our initial proposals and would be grateful if you could provide some feedback in the ‘Comments’ section below. Alternatively, we are happy for you to email us at consultation@scotthobbsplanning.com with the subject ’20 Haymarket Yards’ until Tuesday 14 December 2021 or call us on 0131 226 7225 (ask for Julia).

Subject to this engagement, and further discussions with City of Edinburgh Council, we propose to submit a detailed planning application for the proposals in March 2022. The Applicant Team will take account of the comments made during this engagement as the proposals are developed ahead of submission.


22 October 2021
PAN (Pre-application notice) submitted.
22 October 2021
27 October 2021
Edinburgh Urban Design Panel presentation and discussion.
27 October 2021
23 November 2021
Community engagement opens via the project website www.20haymarketyards.co.uk
23 November 2021
1 December 2021
Online live interactive community engagement event, 4pm – 8pm
1 December 2021
14 December 2021
Deadline for community feedback on the engagement.
14 December 2021
March 2022
Submission of planning application & supporting documents.
March 2022
September 2022
Target City of Edinburgh Council planning committee date.
September 2022
November 2022
Projected approval by City of Edinburgh Council (post Section 75 legal agreement to confirm community benefit).
November 2022
Projected completion date on site.

Once a planning application has been submitted, the full range of supporting documents (such as the Planning Statement, Transport Statement, and the Design & Access Statement) will be available for public viewing, and you will be provided the opportunity to make formal comments to City of Edinburgh Council as planning authority at that time.

Development Gallery


We welcome your comments on the initial proposals and would be grateful if you could provide some feedback in the section provided. This engagement is open until Tuesday 14 December 2021.

Alternatively, we are happy for you to email us at consultation@scotthobbsplanning.com with the subject ’20 Haymarket Yards’ until Tuesday 14 December 2021 or call us on 0131 226 7225 (ask for Julia).
Paper copies of the website content can be provided on request.