A Proposal of Application Notice has been submitted to the City of Edinburgh Council. This is the first step towards a future planning application and begins a formal process of public consultation, in which the local community is invited to share their views.

Edinburgh-based Henderson Herd are leading the project as Development Managers, supported by an award-winning team of planning, environmental, ecological and structural specialists, who all have an intimate knowledge of the local area.

With the headlease over the building expiring in 2033 and with the building reaching the end of its useful life, it is important to plan for a long term, sustainable future for this site that fits the needs of the modern occupier.

The site  occupies prominent, well-located position within Edinburgh, therefore it is especially important that our proposals are in-keeping with the site’s context and the rich heritage that surrounds it. The city council’s planning policy directs that development must make best use of brownfield land. At present, the site is taken up by an outdated building which presents as a large, austere, slab-like structure with long façades, obscuring some superb views of the Castle and offering little to its surrounding neighbours.

Redevelopment creates the chance to open the site up and give back to the city – by introducing new routes, connections and spaces through and within what is currently a closed site, through townscape repair and reinstating historic building lines. It also offers an opportunity to deliver much-needed new homes, including affordable housing provision.

Design proposals are still at an early stage, and we are keen to hear community views about the potential options we have to redevelop such an important city centre site. The consultation is being carried out with a view to submitting a planning application in 2026, incorporating feedback from this early engagement.

Argyle House is the largest new city centre regeneration project in Edinburgh for many years. The proposals we are consulting on would see Argyle House replaced with a vibrant, mixed-use development that will include housing, hotel, offices and commercial space alongside associated open space and landscaping. 

At the heart of the redevelopment is a plan to reinstate many aspects of the historic streetscape and create new public access through the site.

Further information will be made available at public consultation events, where we look forward to hearing community views.

The first of two public consultation events was held on 2nd December at the Lookout, Edinburgh Futures Institute.

A second event will be held on the 28th January 2026 also at the Lookout, Edinburgh Futures Institute.

The headlease over the building does not expire until 2033.  Major redevelopment projects like this also take a significant period of time to design and engineer. For these reasons, we have appointed our design team early to fully explore the options available for creating a sustainable and viable future for this site.

The early stages of assessment and design work are currently being undertaken alongside the public consultation.  The intention is to submit a planning application during 2026 and we will be keeping the community updated as proposals develop.

The headlease over the building will expire in 2033 but in the meantime existing occupiers are unaffected by these proposals. The development proposals are being considered in advance of the headlease expiring to ensure that the right development can be delivered on the site once the headlease has come to an end.

Sustainability is a priority for any future redevelopment and the proposals we are putting together include the aspiration to meet and exceed Edinburgh's sustainability targets including a strategy to recycle waste generated on site and reuse existing building materials within the new proposal.

The proposed replacement of Argyle House will be supported by an evidence base spanning comparative whole-life carbon reporting, the townscape and placemaking benefits of new development, the condition and constraints of the existing building, and the opportunity to provide new long term viable uses on site, including residential with affordable housing in the city centre.

Arup have undertaken a detailed initial structural assessment of Argyle House including a review of existing records, condition reports and undertaking visual inspections. Their findings show that, although the main structural frame is considered sound and well-maintained for the age of the building, there are several significant issues that affect its long-term future and limit options for reuse.

Key challenges include:

• Low floor-to-ceiling heights that do not meet modern standards for offices or other uses

• Carbonation issues with the exposed aggregate precast panels, requiring future maintenance intervention

• Undersized building foundations against current building code requirements, making structural alterations difficult

• Extensive upgrades required to meet contemporary standards for fire safety

As part of a mixed use development, some residential dwellings are being proposed.  There will likely be a mix of housing types, as well as some affordable housing provision.

The proposed development looks to respect and reinstate the historic building lines and provide a stepped roof form, more reflective of the topography and aligned with the contextual historic building pattern and roofscape.

Our proposals also present the opportunity for the site to give back to the city through the introduction of new routes, including the reinstatement of the historic Baird’s Close, providing connections and spaces through and within what is currently a closed site, consistent with the objectives of the City Centre Transformation Plan and City Mobility Plan.