A statement submitted to City of Edinburgh Council outlines proposals to demolish the building and transform the site into flats, office space and a hotel.
Developers have revealed their vision for the future of Argyle House, the brutalist tower block best known recently for its appearance in Netflix’s Department Q.
A planning statement submitted to City of Edinburgh Council outlines proposals to demolish the building and transform the site into flats, office space and a hotel, which developers claim will contribute £145m in gross value added to the capital's economy and support a net total of 900 jobs.
Property firm CBRE authored the report on behalf of development managers Henderson Herd and Mayfly Capital, who represent developers EIP Jupiter SARL.
“The aspiration for the development is to create a high-quality mixed-use development that integrates sympathetically with its sensitive heritage and townscape context and setting,” CBRE writes.
EIP Jupiter SARL wants to build 130 ‘residential dwellings’ on the site, which is located due south of Edinburgh Castle on Lady Lawson Street.
A view of the proposed development, looking north-west from Lady Lawson Street. (Image: CEC planning portal)
The firm would build 36 studio apartments, as well as 39 one-bedroom flats, 29 two-bedroom flats, and 26 three-bedroom flats.
A 400-room hotel, including 156 long-stay apartments, would also be built, with amenities including a restaurant and cafe.
“Two private communal courtyards and roof terraces are proposed in addition to private gardens,” CBRE writes, “as well as private terraces with private external amenity extending to 519 square metres.”
An office block providing 9,400 square metres of Grade A office space would also be built on Castle Terrace.
The current lease on the building, which hosts a number of start-up tech firms and small businesses, expires in 2033.
It is not expected that demolition work would take place before then.
The planning statement also addresses the developer’s plan to demolish the building, rather than refurbish it.
“The facade of the building is experiencing carbonation issues which require maintenance intervention to control and repair as required, with further investigation needed to the external wall panel condition to establish the extent of defect,” the report states.
Another view of the proposed development, looking north-east on Spittal Street. (Image: CEC planning portal)
“Whilst the existing building could be retained, if retained in its current state the building would result in a progressively less marketable asset with a declining income.
“This would be coupled with increasing repair compliance liabilities resulting in the building having an increasingly uncertain long-term future beyond the current lease,” the report adds.
“The financial viability of retention and refurbishment options have been explored, however, the appraisal results demonstrate that options to retain and refurbish the buildings within the site, in whole or in part, would be loss-making and financially unviable to deliver in the current market.”
The developers held several public consultation events earlier this year, with attendees expressing mixed views about the plans.
A summary of the feedback states: “Respondents raised concerns around the height and massing of the proposed designs.
A third view of the building, looking east from West Port. (Image: CEC planning portal)
“While one respondent noted they were glad to see a height reduction compared to previous designs, several others commented that the designs would restrict their views of the castle and surrounding area.”
“One respondent complimented the green spaces and roof terraces. However, another commented that roof terraces cannot replace natural features such as the tree outside the current building,” the report adds.
“Generally, respondents were happy with the proposed uses with one participant noting they liked that it caters to the needs of many people and another that it was a good mix of uses that was in keeping with the area.”
In January 2026, The Herald reported that a group of heritage experts had launched a bid to secure listed status for the brutalist block.
At the time, Malcolm Fraser, of Fraser/Livingstone Architects, said of Argyle House: “In its sturdy, grey monumentality it is characteristically Edinburgh.”
“I’m not saying that the building shouldn’t be improved: decarbonised district energy, windows and insulation, maybe a new public close through the site," he noted.
"One of its many virtues, though, is its wings, which can be improved one at a time, without making its valuable tenants homeless.”
However, according to the developers, Historic Environment Scotland (HES) has decided not to intervene.
Their report states: "HES assessed Argyle House in 2026 and concluded that the building meets the criteria of special architectural or historic interest for designation as a listed building.
"However, in line with their policy, HES have not proceeded with a proposal to list due to there being development proposals for the site at an advanced stage."