Short-term let accommodation at Flat 14 35 Leith Street, Edinburgh

“The change of use of this 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.”

“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 01 October 2016.”

“The property is a third floor flat situated in a three-storey and attic building. It comprises one bedroom, a bathroom, and a lounge/kitchen area, approximately 51 sq. m in size. At the ground floor fronting onto Leith Street is a commercial use. The property is accessed via a shared door and communal stairwell. There are public transport links in close proximity to the property.”

“The property forms part of a category B listed building (listing reference: LB29252, listing date: December 1979), is in the New Town Conservation Area and the Old and New Towns of Edinburgh World Heritage Site.”

“23/05844/CLESTL Flat 14 35 Leith Street Edinburgh EH1 3AT Application for the issue of a Certificate of Lawfulness confirming its existing use and a short-term let visitor accommodation. withdrawn 15 May 2024”

“25/00143/FULSTL was refused and subsequently appealed to the Planning and Environmental Appeals Division (DPEA) (PPA-230-2608). The Reporter dismissed the appeal on the basis that the proposal does not comply with LDP Policy Hou 6 and NPF 4 Policy 30(e)(i).”

“Although the property is compact in size with only one bedroom, the use of this property as an STL would introduce an increased frequency of movement to and from the property. The one-bedroom STL located on the third floor of the tenement means guests must pass doors of other residential properties as they come and go from the property.”

“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.”

“This application received 21 comments submitted via ePlanning, all of which were in support. A summary of the representations is provided below:”

“- No negative impact on residential amenity. - There is an STL licensing regime in place. - Economic benefit resulting from STL use.”

“26/00157/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.”