AN EDINBURGH office block could be demolished after a prior application notice (PAN) was submitted to the City of Edinburgh Council.
The operators of the building, CodeBase, who lease office spaces to around 80 firms, were given no prior notice of the plans by the owners of the building, PGIM, and had to quickly reassure businesses using the building that the plans would not affect them.
The building in the Tollcross area of Edinburgh has been described as a brutalist “eyesore”, but is crucial to Scotland’s tech sector, with over 80 firms employing around 900 people maintaining offices in the building.
Following the demolition, the building would then be redeveloped into a mixed-use development with residential, hotel and office use as well as commercial spaces, open space, car parking, and landscaping.
Because of the scale of the demolition and redevelopment plans, planners will hold two public consultation events in December and January to discuss plans with local stakeholders.
The story was first revealed by SSC Edinburgh – Development News on BlueSky and The Edinburgh Minute.
CodeBase, who provide workspaces for and facilitate collaboration between tech firms, claims to have received no prior notification of the plans to demolish the building, even though it recently renewed its lease on the building for a year.
CodeBase had to scramble to reassure tenants of the building that the demolition plans will not affect their current lease, and that they will be secure at Argyle House for at least another year.
It expressed a long-term commitment to the future of its Edinburgh operation but admitted that it could be forced to relocate operations elsewhere at some point.
Speaking yesterday, a CodeBase spokesperson said: “We have reassured tenants that this is the very start of what is typically a long process, and there is no immediate impact on CodeBase or our community.
“We remain secure in Argyle House for at least the next year, and we’re continuing to work towards a longer-term commitment that ensures the future of CodeBase Edinburgh, whether that be at Argyle House or elsewhere.”
Around 900 people, including the 50-strong CodeBase team, work at Argyle House.
The PAN was submitted by property services firm CBRE on behalf of EIP Jupiter SARL, an overseas firm registered in Luxembourg in 2022, despite the fact that the building is owned by PGIM.
PGIM, an American life insurance company with nearly £1tn in global investments, has owned the building since 2023.
It leases the building to Telereal Trillium, one of the UK’s largest, privately owned property investment and development firms, who in turn sub-lease the building to CodeBase.
Telereal Trillium’s lease on the building lasts until 2033.
Neither PGIM nor Telereal Trillium have so far commented on the plans.
It is understood that discussions about the demolition and redevelopment of Argyle House have been ongoing for years now, with its prime location between Tollcross and the historic Old Town.
CodeBase has been able to provide assurances about the security of its lease for the next year but may not be able to provide the same confidence going forward.
The brutalist architectural style which informed Argyle House was in-vogue during the 1960s, when the building was constructed.
At the time, it was thought that the style would be the wave of the future, but the building – and the style generally – has aged somewhat and now divides locals.
Many detest brutalism and describe the building as an “eyesore”, while its unique presentation remains a favourite among architecture enthusiasts.
For such a significant development, planners have a statutory requirement to provide 12 weeks’ notice to stakeholders and the planning authority and consult locals.
The PAN and planning statement were submitted on 7 November 2025, so the 12-week period will expire on 30 January 2026.
The first consultation on the demolition and redevelopment will take place at the Futures Institute and the University of Edinburgh at 2pm on 2 December, while the second event will be held at 2pm on 28 January, also at the Futures Institute.
PGIM and Telereal Trillium have been approached for comment.
