June 30 2025

A past its prime office block in Edinburgh's New Town is to be given a head-to-toe makeover by Morgan Architects.

Financial services provider Royal London has vacated the two interlinked office buildings dating from the 1970s to increase the floor space and energy efficiency of their Edinburgh base.

Interventions include a new central extension to seamlessly merge a faux Georgian terrace on Queen Street with a modern office block on Thistle Street to the rear, rationalising floor plans and boosting net floor space from 5,118 sqm to 6,881 sqm.

Enhanced staff facilities will also be provided including a canteen and rooftop terrace. Accommodating a projected increase in staff to 1,550 by 2028 the project will see the Queen Street building subdivided as meeting rooms and event spaces while the combined Thistle Street block and link building offer a double-height auditorium at ground level with open plan floorplates.

In a statement of intent, Morgan Architects wrote: "To better optimise the floorplate, provide additional usable area and improve structural efficiency, the Link Building floor has been extended to the rear of the site. A stepback is provided to maintain the primary massing of Thistle Street and to accommodate existing windows on the Queen Street rear facade.

"Double height collaboration space is proposed to be formed in the Queen Street building, connecting the two ground levels via a stepped auditorium space. The result is a dynamic central hub on the principal floor level of the building..."

Internally suspended ceilings will be removed to expose concrete slabs and columns with a new floor-to-ceiling curtain wall improving light and views. 

9 Comments

#1 Posted by Graeme McCormick on 30 Jun 2025 at 15:50 PM

horrid!

#2 Posted by Mark on 30 Jun 2025 at 19:55 PM

I disagree, it's an interesting composition with an asymmetrical balance, and reasonably successful IMHO. The six bays of oriel windows have a hint of Glasgow School of Art's west elevation.

#3 Posted by Joe on 30 Jun 2025 at 19:56 PM

The NIMBYs won't like this. Can't see it happening tbh.

#4 Posted by Sue Pearman on 1 Jul 2025 at 10:13 AM

To me, it looks like some kind of over-scaled monster consuming the tenements in front. It really doesn't contribute positively to the sense of place.

#5 Posted by TheFakeArchitect on 1 Jul 2025 at 13:05 PM

Take a storey off the two highest sections and it will be fine.

#6 Posted by John Mitchell on 1 Jul 2025 at 13:13 PM

Another piece of overscale ‘could be anywhere’ keech shoddy cheap architecture. Pathetic.

#7 Posted by town planner on 1 Jul 2025 at 17:16 PM

No issue with the scale for me, but given location close-by to some incredible architecture the Council should be demanding better design than this. Important that the stone used is quality sandstone too, not a cheapo alternative.

#8 Posted by Lovely on 2 Jul 2025 at 07:28 AM

Dystopian design for a dystopian time, significantly worse than the original building, which was not great anyway.

#9 Posted by John Mitchell on 11 Jul 2025 at 21:30 PM

Another piece of overscale ‘could be anywhere’ keech shoddy cheap architecture. Pathetic.

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