Nine-month short-term let at Flat 22 50 North Bridge, Edinburgh

“Proposal: Retrospective change of use of flat (sui generis) to short term let (sui generis) for a total of nine months in a calendar year.”

“The application is for the retrospective change of use of the property from a flatted dwelling to short term let (STL). The proposal is to use the property for STL purposes for a total of nine months in a calendar year as the owner intends to use the property as a main residence for a total of 3 months, over 2/3 individual stays in the UK. The application does not specify which months of the year would see the property used for STL purposes.”

“The application property is a second-floor flatted dwelling within a tenement with commercial use at the ground floor. The property comprises two bedrooms, bathroom, and combined kitchen/living room. The internal floor area of the property is approximately 98 square metres.”

“The property forms part of a category A listed building (LB30143, 12/12/1974), and is located within the Old and New Towns of Edinburgh World Heritage Site, and the Old Town Conservation Area.”

“23/04848/CLESTL Flat 22 50 North Bridge Edinburgh EH1 1QN Personal use holiday home with short-term letting. Refused 16 January 2025”

“Appeal against the enforcement notice, 25/00213/ESHORT, dated 22 July 2025 served by the City of Edinburgh Council. DPEA Reference: ENA-230-2427 Status: Appeal Dismissed. Decision Date: 29 October 2025.”

“It is recommended that this application be Refused subject to the details below.”

“The change of use of the property to a short-term let (STL) will have an unacceptable impact on neighbouring amenity. The loss of the residential accommodation has not been justified. Whilst it is recognised that there is an economic benefit to the City as a whole from the provision of tourist accommodation, in this case it does not outweigh the adverse impact on residential amenity or the loss of residential accommodation.”

“However, the two-bedroom property is accessed via a common entrance and hallway shared with other residential units. Therefore, the use of this property as an STL would introduce an increased frequency of movement to the property through the shared entrance and corridor, enabling visitors to arrive and stay at the premises for a short period of time on a regular basis throughout the year in a manner dissimilar to that of permanent residents.”

“To comply with the policy, it is not sufficient to demonstrate that the STL use will deliver economic benefits; rather, it must be demonstrated that the economic benefits associated with any individual application are significant enough that they warrant the loss of a home, and the economic and other benefits associated with this.”

“- Impact on local amenity, character, and World Heritage Site. - Loss of residential housing with no economic benefit being demonstrated. - Increased noise and disturbance. - Concern for retrospective status and enforcement history.”

“- Economic benefit outweigh loss of residential. - No amenity impact.”

“25/02861/FULSTL– Report by the Chief Planning Officer To REFUSE planning permission for the reasons set out in section C of the report by the Chief Planning Officer.”