1F3 98 Montgomery Street Edinburgh EH7 5HE Data via plota.co.uk

26/02623/FULSTL - Planning Permission STL Awaiting decision
Change of useCommercial premises

Proposal

Change of use of residential flat to short term let (STL) retrospective. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
22 Jun 2026
Decision
Expected by 21 Aug 2026

This application is under consideration - no decision has been issued yet. Plota predicted a decision around 5 Oct 2026; it is now day 105.

Documents 4

Statements & assessments 2

PDF SUPPORTING PLANNING STATEMENT BackGround Papers · 22 Jun 2026 View ↗ PDF APPENDIX 1 - ECONOMIC IMPACT ASSESSMENT BackGround Papers · 22 Jun 2026 View ↗

Application forms 1

PDF APPLICATION FORM Application Form · 22 Jun 2026 View ↗

Consultation & comments 1

PDF NEIGHLIST09 - NEIGHBOURS NOTIFIED LIST Neighbour Notification List · 26 Jun 2026 View ↗

All documents on the council site ↗

Site constraints 4

Registered park or garden: The New Town Gardens
Nationally designated heritage. Its significance and setting carry great weight.
Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.
Historic Environment Scotland ↗
New Town conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Also on the record
4 listed buildings within 150 m; SSSI 392 m away: Arthur's Seat Volcano.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Other new applications on this street

16 Sept 2026Pending

172 Montgomery Street Hillside Edinburgh EH7 5FE

Retrospective change of use of premises to short term let accommodation.

26/03752/FULSTL
12 Jun 2026Approved

3F3 32 Montgomery Street Edinburgh EH7 5JS

Replacement of existing timber sash windows on a like-for-like basis with new wi...

26/02501/LBC

Nearby new applications

14 Sept 2026Pending

1F1 19 Wellington Street Edinburgh EH7 5EE

Mature ash (Fraxinus Excelsior) reduce height and lateral spread of tree.

26/0772/TCO
16 Sept 2026Pending

172 Montgomery Street Hillside Edinburgh EH7 5FE

Retrospective change of use of premises to short term let accommodation.

26/03752/FULSTL
16 Sept 2026Pending

1F2 5 Edina Place Leith Edinburgh EH7 5RN

Application for the issue of a Certificate of Lawfulness confirming its existing...

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16 Sept 2026Pending

Middletons Bar 69 Easter Road Leith Edinburgh EH7 5PW

Alterations to public house to form opening windows onto Easter Road elevation.

26/03764/FUL
15 Sept 2026Pending

Flat 2 3 Greenside End Greenside Row Greenside Edinburgh EH1 3AZ

Existing use as STL by no more than 2 guests on no more than 9 seperate occasion...

26/03749/CLESTL
1 Sept 2026Pending

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Amendments to the rear (north) elevation fenestrations to allow for safety raili...

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Important details

Council
Edinburgh
Application type
Planning Permission STL
Postcode
EH7 5HE
Received
22 Jun 2026
Validated
22 Jun 2026
Ward
Leith Walk
Parish
Leith Central
Case officer
Show
Target decision
21 Aug 2026
Decision level
Local Delegated Decision
Applicant
Show
Agent
Scottish Stays.

Decision outlook

Day 105, past the statutory target. 63% of changes of use in Edinburgh are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 3 Oct 2026.

Day 10549 days past the 56-day target
29%decided within 8 weeks
50%approved
13%go to committee

Plota live figures for changes of use decided by Edinburgh in the last twelve months, from validation. Edinburgh decision record →

Public comments

24comments received
3 objecting21 supporting

88% support · above the UK average of 16%

55 neighbours consulted · Last counted 3 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Committee
30 Sept 2026
Statutory expiry
21 Aug 2026
Env. assessment
No

Historical activity at this location

28 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025
Retrospective change of use of premises to short-term let accommodation.
25/04539/FULSTL
2024 Refused
Short term let (change of use to short term let took place within the last 10 years but i…
24/04339/CLESTL
2023 Refused
Short term let (change of use to short term let took place with the last 10 years but it…
23/05562/CLESTL
Within ~100m

Nearby activity

2025
1F1 10 Hillside Street Edinburgh EH7 5HB
Ash, fell tree & replant with a Japanese Maple.
25/03737/TCO
2025
27 Hillside Street Edinburgh EH7 5HD
Retrospective change of use from dwelling to Short Term Let for both 27 & 27A Hillside St…
25/01930/FULSTL
2025
90 Montgomery Street Edinburgh EH7 5HE
Alter window to form new French doors and fanlight above, with new garden access steps, a…
25/01706/FUL
2025
3F2 4 Wellington Street Hillside Edinburgh EH7 5ED
To replace x1 window in my flat.
25/00605/WINPA
2024 Approved
2F3 14 Hillside Street Edinburgh EH7 5HB
The proposal is to replace the existing timber pivot windows, front and rear, with UPVC s…
24/04174/WINPA
2024 Approved
3F1 4 Wellington Street Edinburgh EH7 5ED
Attic conversion.
24/01310/FUL
2023 Refused
119 Montgomery Street Hillside Edinburgh EH7 5EX
Change of Use from Office to Short Term Let in retrospect.
23/04763/FULSTL
2023 Approved
22B Hillside Street Edinburgh EH7 5HB
2 No. new window openings within bay window to front. Alterations within lightwell to for…
23/06491/FUL
2023 Approved
7 Hillside Street Edinburgh EH7 5HD
New window to front (sunken) garden. Window to be sash and case style. Dark grey uPVC.
23/04300/FUL
2023 Withdrawn
22B Hillside Street Edinburgh EH7 5HB
2 No. new window openings within bay window to front. Alterations within lightwell to for…
23/03818/FUL
2022 Refused
19 Hillside Crescent Edinburgh EH7 5EB
New garden design including raising fence, erecting timber feature beams, changing paving…
22/05722/FUL
2022 Approved
8 Wellington Street Edinburgh EH7 5ED
Install a timber constructed garden room in the back garden to be used a home office with…
22/05446/FUL
2022 Approved
1F1 23 Hillside Street Edinburgh EH7 5HD
To replace existing windows with uPVC windows (as amended).
22/02599/FUL
2022 Approved
PF1 24 Hillside Crescent Edinburgh EH7 5EB
Remove and reinstate partitions to form bedroom and kitchen
22/03597/LBC
2022 Approved
2F2 10 Hillside Street Edinburgh EH7 5HB
Replacement windows. Replace a three-window bay to front of flat with timber slimline dou…
22/04027/FUL
2021 Refused
1F1 16 Wellington Street Edinburgh EH7 5ED
Replace existing wooden with UPVC windows.
21/03600/FUL
2021 Approved
119 Montgomery Street Edinburgh EH7 5EX
Application for change of use from class 2 office to class 9 residential (2 flats).
21/02515/FUL
2021 Approved
3F1 4 Wellington Street Edinburgh EH7 5ED
Convert existing attic space with new velux rooflights.
21/00431/FUL
2021 Refused
Gardens Accessed From 104 Montgomery Street Edinburgh EH7 5HE
Ash tree. Largest tree in small garden area. - Reduce crown by 50% so it does not shade g…
21/00191/TCO
2020 Approved
2F3 24 Hillside Crescent Edinburgh EH7 5EB
Proposed refurbishment and double glazing to 6 No. existing timber sash and case windows.
20/05321/LBC
2016 Approved
2F3 24 Hillside Crescent Edinburgh EH7 5EB
Internal alterations to form shower room with access from hallway and associated works.
16/04774/LBC
2016 Approved
Proposed Telecoms Apparatus 35 Metres South Of 115 Montgomery Street Edinburgh
Install new above ground cabinet to house electronic equipment.
16/04447/PNT
2016 Withdrawn
2 Hillside Street Edinburgh EH7 5HB
Proposed use of pavement area as garden ground, formation of lightwells and alterations.
16/04226/FUL
2016 Withdrawn
2 Hillside Street Edinburgh EH7 5HB
Creation of garden area over public pavement. Excavation of escape route and windows to b…
16/03032/FUL
2016 Approved
3F1 10 Wellington Street Edinburgh EH7 5ED
Proposed Attic Conversion with Velux to the Front, Flat Roof Windows and Velux/Cabrio Vel…
16/02536/FUL