At Haymarket Edinburgh, Cementation Skanska's integrity, collaboration and technical expertise helped unlock the development potential of this highly constrained site above historic railway tunnels.

Working as a trusted partner, the team delivered a safe, high-quality solution on programme, providing certainty in a complex environment. Through open collaboration with Sir Robert McAlpine, Network Rail and Arup, and by applying industry-leading engineering and local knowledge, this project demonstrates how the right expertise and behaviours can overcome complexity while protecting critical infrastructure and supporting sustainable development.

The project

For more than 50 years, Cementation Skanska has delivered complex foundations across Scotland, combining local knowledge with technical expertise.

At Haymarket Edinburgh, this experience is helping transform a key gateway to the city through a £350 million mixed-use development.
Once complete, the scheme will provide over 380,000 sq. ft of Grade A office space, alongside a hotel, retail and an inclusive public realm. The development is led by Qmile Group, designed by Foster + Partners and delivered by Sir Robert McAlpine.

The challenge

Two historic railway tunnels, dating back to 1846 and linking Haymarket and Waverley stations, had prevented development of the site for decades.

Protecting these assets while delivering modern foundations created a complex challenge — ensuring no load transfer or disruption to critical infrastructure within a highly constrained urban environment.

The solution

Working collaboratively with the project team, Cementation Skanska developed a bespoke foundation solution that avoided loading the tunnels entirely, positioning piles precisely between and around them.

Piling over tunnels

Detailed probing and stitch drilling reduced vibration risks, while extensive test piling confirmed the design. Across two phases, more than 140 piles — including lined, tension and compression piles — were successfully installed.

Logistics management

Restricted access required innovative logistics, including craning materials across the site using a 200-tonne crane. A lighter lined pile solution reduced both complexity and cost while maintaining performance.

Designing an efficient basement

A 120-metre contiguous piled wall was constructed using a temporary cantilever design, reducing propping requirements and accelerating the programme. Piles were installed to depths of up to 18 metres, including drilling through bedrock where required.

The outcome

Delivered through close collaboration with Network Rail and Arup, the project achieved high safety, quality and environmental standards; completed without incident or lost time injuries.

Despite a 12-week COVID-19 shutdown, works resumed safely and remained on programme.

The project demonstrates how engineering innovation and local expertise can unlock complex sites — protecting historic infrastructure while enabling future growth.

Haymarket Edinburgh

Haymarket Edinburgh

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