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The Haymarket


Morrison Street
Ref: 12243

  • 174,240.00 ft² (16,187.44 m²)
  • Price on application



• Superb opportunity
• Prominent development
• Excellent communication links
• Exceptional local amenities


DescriptionProperty TypeSize
tHe 1Office190,420 sq ft
tHe 2Hotel
tHe 3Hotel
tHe 4Office90,417 sq ft
tHe 5Office111,675 sq ft

An Established Leisure Destination

As a UNESCO World Heritage Site, tourists come to visit historic sites such as Edinburgh Castle, the Palace of Holyrood House and the Georgian New Town. Leisure visitation reaches its peak in August of each year due to the city’s many festivals including the Edinburgh
International Festival, Fringe Festival and Royal Edinburgh Military Tattoo. Other popular attractions in Edinburgh include the National Gallery of Scotland, the Royal Museum, the Museum of Scotland and the Royal Botanic Gardens.
This drives the peak in Edinburgh hotel demand as in excess of 2 million tickets are sold for various shows, whilst further crowds flock to see the many free shows and enjoy the atmosphere across the city. Given the number of overseas tourists Edinburgh attracts, demand for long stay apartment accommodation is significantly higher than that of other regional cities. This, in addition to the strong corporate
demand, allows the profitable operation of the serviced apartment model as consumers demand flexible, home like space and look to rely less on the other services provided by the traditional hotels.

The Best Connected Business Location

Haymarket Railway Station is one of Edinburgh’s two mainline stations providing services to Glasgow every 15 minutes and on the main east coast line. The station has recently benefitted from a £24 million refurbishment and now attracts in excess of 12,000 passengers and 800 trains each day.
Haymarket is a transportation hub where the railway station connects with the tram and bus service. In 2017 tram passenger numbers increased to 6.6 million whilst Lothian Buses provide a multitude of services from Haymarket to all areas of the city.
Edinburgh Airport is Scotland’s busiest and the UK’s 6th busiest airport. Continuing to grow annually, passenger numbers reached
over 13 million in 2017. 33 airlines fly 188 routes to 130 destinations with up to 53 flights per day to London in each direction.

The Offices Specification

tHe offices have been designed to attract the contemporary office occupier. Open plan floorplates with a design density of 1:8 sq m capable of further enhancement delivers flexible efficient floorspace. The grade A offices are accessed from generous reception areas suitable for single or multi occupancy. The upper floors provide excellent daylighting, stunning views and roof terraces. Each
building can have its own dedicated car parking with staff amenities including showers, changing and locker facilities and cycle storage.

The Hotels Specification

tHe 2 is designed to deliver an Aparthotel with 172 rooms over 5 upper floors with ground floor service area and self contained foodstore. tHe 3 is designed to deliver 190 room mid market hotel over ground and 6 upper floors

Planning Summary

Full Planning Permission was initially granted for the comprehensive redevelopment of the Haymarket site on 28 March 2011, following the completion of a Section 75 Agreement (Application Ref: 10/02373/FUL). The description of development read “Demolition of existing buildings and structures, re-grading of existing car park and comprehensive redevelopment comprising hotel, offices, retail, commercial, leisure, public houses, restaurants, car parking and associated landscaping/public realm and utilities infrastructure.”
Two subsequent non-material variations were approved in September 2012 in relation to H2. These were followed by a further masterplan amendment, which was granted Full Planning Permission on 7 December 2015 (Application Ref: 14/03230/FUL). The description of development read “Amendment to approved mixed use development to enable Block C (Haymarket 3) to operate as a hotel and associated modifications to Block B (Haymarket 4).
A related application for Listed Building Consent was approved by CEC Planning on 31 May 2016 (Application Ref: 16/01733/LBC) for “Proposed alterations to existing boundary wall and associated erection of handrails”. Following a period of value engineering, a further amendment application was submitted in 2016 (Application No: 16/01510/FUL). The description of development read “Amendment to the detailed Planning Permission 10/02373/FUL to include revised car park layout, design amendments to H1, H2, H3, H4 and H5, revised vehicular access arrangement, materials and hard and soft landscaping proposals.” The City of Edinburgh Council’s Planning Committee
considered the application on 14 June 2017 and were ‘Minded to Grant’ subject to the satisfactory conclusion of a Section 75 Agreement. The Section 75 Agreement is due to conclude soon, therefore, a planning decision notice has yet to be issued in relation to this application.
Positive dialogue has continued between the Design Team and CEC Planning with the aim of further refining and modifying the masterplan layout in order to meet the operational demands of the hotel and retail occupiers. A final masterplan amendment application was submitted to CEC Planning on 16 February 2018 (Ref:18/00715/FUL). As a Major Development Application, the Planning Authority have a statutory four month period to determine it. The engagement process which the Design Team has been involved with CEC Planning
indicates broad agreement to the main amendments proposed and therefore no significant issues are anticipated during the determination of this application.

Enabling Works Carried Out on Site

Haymarket North and South Railway tunnels run beneath the development site. The development proposals required the sequential lowering of existing ground levels and an enabling works contract has been completed to achieve this. This has included tunnel survey, analysis, strengthening and repairs prior to lowering site levels and installation of building piles alongside and between the two tunnels.

The tunnel repairs started in 2014 and were successfully completed (with no reporting of incident or accident and
no delays to the rail network) in 2016.

Full details of the works undertaken and the full package of warranties are available in the data room.




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Cameron Stott
Colin Finlayson

JLL for themselves and for the vendors or lessors of this property whose agents they are, give notice that:

  1. The particulars are set out as a general outline only for guidance and do not constitute, nor constitute part of, an offer or contract;
  2. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are believed to be correct, but any intending purchasers, tenants or third parties should not rely on them as statements or representations of fact but satisfy themselves that they are correct by inspection or otherwise;
  3. No person in the employment of JLL has any authority to make or give any representation or warranty whatever in relation to the property;
  4. Any images may be computer generated. Any photographs show only certain parts of the property as they appeared at the time they were taken.

For properties in Scotland:

  1. This correspondence is expressly subject to completion of formal legal missives in accordance with Scots Law.

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