Two short-term lets at 1 & 2 Bonnytoun Cottages, Linlithgow

What was proposed

The application sought year-round short-term letting of two cottages, for two and three guests respectively, with stays of at least three nights.

“Change of use of two cottages to short term let at 1 & 2 Bonnytoun Cottages, Linlithgow, EH49 7LP.”

“It is proposed to use cottages no. 1 & 2 as short term let accommodation throughout the year. The applicant lives in cottage no. Cottage no. 4 is currently occupied by permanent tenant. It is proposed that the applicant would manage the short-term lets, including approving all bookings and meeting guests on arrival. The accommodation will be serviced daily.”

Officer report

The site and its setting

The cottages are in a countryside setting north of Linlithgow, arranged in a row near Bonnytoun Farm with no nearby residential properties.

“The site is located to the north of Linlithgow in a countryside setting.”

“There are 4 cottages in a row at Bonnytoun with no other residential properties within close proximity. Bonnytoun Farm lies to the south.”

Officer report

Earlier applications

Two earlier applications for short-term letting at the separate cottages were refused on 12 March 2026.

“This application follows two refused applications to use cottages no. 1 and cottage no. 2 for short term lets. History…”

“0006/FUL/26- Change of use from house (class 9) to short term let at 1 Bonnytoun Cottages- refused 12/03/2026.”

Officer report

Officers’ recommendation

Officers recommended refusal because the proposal could increase noise and disturbance and the economic benefits did not outweigh the loss of permanent homes.

“The intensity of use of the properties as short term lets is likely to give rise to increased noise and disturbance, to the detriment of the amenity and character of the local area. Furthermore, the local economic benefits associated with the proposed use do not outweigh the loss of permanent residential accommodation.”

Officer report

Impact on neighbours and homes

Officers considered that guest arrivals, departures, servicing, garden use and changing occupants could harm local amenity and reduce housing stock.

“Impact on locality 8.1 The pattern of use from the proposed short-term letting will give rise to a greater frequency of arrivals and departures than long-term residential use, with changeover of guests with their belongings. In addition to movements to and from the property there will be use of garden amenity space by guests, which adjoins garden space of the other cottages.”

“Permanent residents will also contribute to the local economy in a variety of ways and the wider socio-economic benefits of permanent residential use is not accounted for. It is thus not accepted that the economic benefits associated with the conversion of these two cottages to a short term let s are sufficient to outweigh the loss of homes. Although the cottages are relatively small and located within a remote area, they are capable of serving as useful permanent homes.”

Officer report

Consultation and representations

No representations were made, and environmental health and roads consultees raised no objections.

“This is a summary of the consultations received to the application. The full documents are contained in the application file.”

“Consultee Objection? Comments Planning Response WLC Environmental Health No All short term let properties will require licence to ensure that they are safe. All new short-term lets must be licensed before accepting any bookings. Further, the proposal will be served by private water supply. The applicant is to ensure that the supply is wholesome, adequate and maintained. Noted. WLC Roads & Transportation No None. Noted.”

Officer report

Who spoke

The applicant spoke in support of the application.

The decision

Planning permission was refused for the change of use of the two cottages to short-term letting.

“0423/FUL/26 The committee considered a report (copies of which had been circulated) by the Head of Planning, Economic Development and Regeneration concerning an application as follows: Application No. Proposal Recommendation 0423/FUL/26 Change of use of two cottages to short term let, 1 & 2 Bonnytoun Cottages, Linlithgow Refuse planning permission The committee then heard Ethan Girvan-Purser, the applicant, speak in…”

Minutes