Short-term let accommodation at 3F2 95 Broughton Street, Edinburgh

What was proposed

The application sought retrospective permission to change a three-bedroom flat from residential use to short-term let accommodation, without physical alterations.

“The application is for the retrospective change of use of the property from a flatted dwelling to short term let (STL). No internal or external physical changes are proposed. The applicant indicates on the application form that the operation of the property as a short term let commenced on 09/09/2022.”

Officer report

The site

The property is a third-floor flat in a listed tenement on a mixed-use street, sharing access with other homes.

“The application property is a third-floor flatted dwelling within a four-storey tenement with commercial use at the ground floor. The property comprises three bedrooms, bathroom, kitchen, and living room. The approximate floor area of the property is 95 square metres.”

“Access to the property is via a communal door and stairway alongside other flatted dwellings. The communal door is directly accessed from Broughton Street.”

Officer report

Earlier applications

An earlier application for continued short-term let use was refused, and an appeal was dismissed.

“23/05356/CLESTL 3F2 95 Broughton Street Edinburgh EH1 3RZ Continued use as a short term let. Refused 5 June 2024”

“Appeal to DPEA against application 23/05356/CLESTL, decided 05 June 2024.”

Officer report

What officers recommended

Officers recommended refusal because the short-term let would harm neighbouring amenity and the loss of residential accommodation was not justified.

“Conclusion in relation to the Development Plan…”

“The change of use of this property to an 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.”

Officer report

Main planning concerns

Frequent visitor movement, servicing and guest behaviour were expected to significantly worsen neighbouring living conditions, while economic benefits did not outweigh losing a home.

“The activity and noise generated by the proposed use would be significantly different from the ambient background noise that neighbouring residents living within the building might reasonably expect, and consequently will have a significant detrimental effect on their living conditions and amenity.”

“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.”

Officer report

What people said

Thirty-two comments and a petition supported the application, citing no residential harm, licensing compliance and economic benefits.

“A total of 33 representations have been received, 32 comments in support and a petition in support with 21 signatories. The petition was submitted by the agent who is the lead petition coordinator. It is noted some individuals have submitted duplicate comments. A summary of the representations is below.”

“- No negative impact on residential amenity. - Proposal complies with licensing requirements. - The proposal will result in an economic benefit which outweighs the loss of residential accommodation.”

Officer report

The decision

“Decision 4.10 – 1A, 2 Casselbank Street, Edinburgh, EH6 5HA Change of use, part demolition and conversion / extension of vacant HMO, workshop, and office to form an apart-hotel together with associated infrastructure / works (as amended) - application no.”

Minutes, 10 Jun 2026