Positioned on the most popular thoroughfares in the core of Scotland's historic capital looms a imposing sight of construction framework.
For the past 60 months, the establishment on the junction of the famous Royal Mile and a major bridge has been a covered eyesore.
Tourists cannot book rooms, walkers are directed through confined passages, and businesses have left the building.
Restoration efforts started in 2020 and was only expected to last a short period, but now fed-up residents have been told the structure could remain until 2027.
The construction firm, the main contractor, says it will be "close to the conclusion" of 2026 before the earliest portions of the structure can be taken down.
A local authority figure a city representative has described it as a "negative feature" on the area, while heritage campaigners say the work is "highly inconvenient".
What is going on with this apparently perpetual project?
The 136-bedroom hotel was developed on the site of the former regional authority offices in 2009.
Projections from when it first opened under the Missoni Hotel banner, put the build cost at about thirty million pounds.
Work on the building started not long after the start of the Covid pandemic with the hotel itself shut for business since 2022.
A section of the street and a significant portion of footpath leading up to the corner of the historic street have been rendered unusable by the development.
Walkers going to and from the an adjacent district and another locale have been required one after another into a tight, enclosed passage.
A dining establishment Ondine departed from the building and moved to a different location in 2024.
In a statement, its operators said the ongoing project had compelled them to modify the restaurant's appearance, adding that "patrons merited more".
It is also home to popular eatery a chain – which has hung large banners on the structure to remind customers it is open for business.
An report to the a local authority committee in early this year indicated that the process of "revealing" the façade would start in February, with a total takedown by the end of the year.
But the firm has said that will not happen, pointing to "exceptionally intricate" construction issues for the delay.
"We anticipate starting to dismantle portions of the framework close to the conclusion of 2026, with subsequent enhancements continuing thereafter," a statement read.
"Efforts are underway closely with everyone involved to ensure we provide an enhanced site for the public."
A heritage director, lead of preservation association the Cockburn Association, said the work had added to the city's reputation of being "slow" for construction projects.
She said those working on the project had a "public duty" to reduce disruption and should blend the work into the city's aesthetic.
She said: "It renders the walking experience in that area of the city very hard.
"It is perplexing why there is not some attempt to incorporate it within the urban landscape or create something more creative and innovative."
A official statement said work on "ideas to enhance the appearance the site" was continuing.
They continued: "We recognize the annoyances felt by local residents and shops.
"This constitutes a extended and complex process, demonstrating the difficulty and magnitude of the remedial work required, however we are dedicated to finishing this necessary work as soon as is possible."
Ms Meagher said the council would "keep applying pressure" on those involved to finish the project.
She said: "This structure has been a problem for years, and I share the frustration of locals and nearby shops over these ongoing postponements.
"However, I also recognize that the firm has a responsibility to make the building safe and that this restoration has been extremely complicated."
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