Haymarket Yards

Haymarket Yards occupies a constrained brownfield gap site beside the busy Haymarket Railway Station in Edinburgh. Surrounded by commercial buildings and neighbouring residential properties, the site presented several challenges: limited outdoor space, proximity to active rail infrastructure, and the need to respond sensitively to the surrounding urban context.

The site’s condition and location meant it was unsuitable for traditional residential housing. Planning consent had previously been granted for a 91-studio purpose-built student accommodation scheme.

But the client recognised an opportunity to deliver a more ambitious development.

Enhancing the quality of accommodation and increasing occupancy would respond more effectively to community concerns and maximise the value of the investment.

MLA supported the client in developing a revised design and architectural identity. A new strategy improved spatial efficiencies within the building, enabling the scheme to expand to 156 studios, whilst also creating additional space for shared amenities.

The re-design carefully addressed the surrounding context and earlier community feedback. Building mass was redistributed away from the western edge of the site and repositioned towards the eastern side to create a stronger vertical form which responds to the scale of neighbouring buildings.

Brick was selected as the primary material, referencing historic railway infrastructure. And the building’s entrance sequence subtly marks the historic line of railway tracks that once crossed the site. Using materials and paving patterns to create a sense of place this guides residents towards a clear and welcoming entrance.

Inside, the interiors continue this narrative with industrial-inspired design elements such as exposed ceilings, steel columns and terrazzo finishes. These are balanced with a warm palette of burgundy, red and walnut, creating a contemporary yet comfortable environment.

Custom graphics and a bespoke typeface inspired by historic railway timetables help animate the spaces and improve wayfinding throughout the building.

Amenity spaces were also a key priority. A landscaped fourth-floor roof terrace provides flexible outdoor space for studying, socialising and relaxation. Raised planters, a pergola structure and carefully considered planting create sheltered seating and a sense of privacy within a dense urban setting.

The development also supports sustainable travel and low-carbon living. Designed as a zero-parking development, it provides 150 bicycle spaces and takes advantage of its proximity to major public transport connections and cycle routes. The building operates without gas and achieves a high level of air tightness maximising energy efficiency.

Given the constrained nature of the site, the design also incorporated an enhanced fire strategy, including upgraded sprinkler systems and improved fire-rated internal doors, ensuring the building meets rigorous safety standards.

Haymarket Yards transforms a neglected brownfield site into a vibrant and well-integrated student accommodation development in one of Edinburgh’s most connected locations.

By revisiting the original consent with a more strategic design approach, the client significantly increased the number of studios while enhancing the quality of the living environment.

The development delivers 156 high-quality student studios, generous communal amenities and well-designed outdoor space, creating an attractive and supportive living environment for students in the city.

Through thoughtful design and collaboration, the project demonstrates how challenging urban sites can be reimagined to deliver both social and commercial value. Turning the constraints of a difficult site into an excellent commercial opportunity it also positively contributes to the surrounding area.