Flat 4 126 High Street Edinburgh EH1 1QS Data via plota.co.uk

25/05408/FULSTL - Planning Permission STL Refused

Proposal

Change of use from residential use to short term let use in retrospect. Data via plota.co.uk

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View original council record ↗Last checked 12 Oct 2026, 23:31

Street View

Application progress

✓

Received

10 Oct 2025

✓

Validated

27 Oct 2025

✗

Refused

14 May 2026

Appeal

Appeal or Review in Progress

Refused on 14 May 2026 · Committee Decision · Last checked 12 Oct 2026

Planning committee

Decided by Edinburgh Development Management Sub-Committee on 13 May 2026.

Refused

As officers recommended.

Officers advised refusal because the use would harm neighbouring amenity and unjustifiably remove residential accommodation.
There were 44 supporting representations and four objections, addressing economic benefits, amenity, housing and tourism.
The committee refused planning permission for the reasons set out in the officer report.

Read how the committee decided The proposal, site history, officers’ assessment, public representations and committee decision. Includes the meeting recording

Source: Plota analysis of Edinburgh's committee minutes of 13 May 2026.

Documents 79

Decision & officer reports 1

PDF REFUSED DECISION NOTICE Decision Notice · 14 May 2026 View ↗

Application forms 1

PDF APPLICATION FORM Application Form · 27 Oct 2025 View ↗

Consultation & comments 76

Site constraints 5

Grade B listed: 126 High Street, Edinburgh

List entry LB29067 · 0 m away · 65 more listed buildings within 150 m (14 Grade A, 47 Grade B, 4 Grade C)

Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Show the other 65 with distances

9 m3-4 Hunter Square, EdinburghGrade A
12 m124 High Street, EdinburghGrade B
24 mPolice Call Box, South Bridge, EdinburghGrade B
25 m142-144 High Street, EdinburghGrade B
34 mTron Church, High Street, EdinburghGrade A
35 m148, 150, 152 And 154 High Street, EdinburghGrade B
35 mLord Reid Building, New Assembly Close, 142 High Street, EdinburghGrade A
38 m156-158 High Street, EdinburghGrade B
42 m1, 3, 5, 7 Blair Street, EdinburghGrade B
44 m205 And 207 High Street, EdinburghGrade A
46 m211-213 High Street, EdinburghGrade A
52 m3 K6 Telephone Kiosks, High Street, EdinburghGrade B
53 mRoyal Bank Of Scotland, 179 High Street, EdinburghGrade B
53 m9-10 Hunter Square, EdinburghGrade B
55 m54, 56 North Bridge, EdinburghGrade A
57 m221 - 227 High Street, EdinburghGrade A
57 m170 High Street, EdinburghGrade B
57 m54, 56 Cockburn Street, EdinburghGrade B
57 m9, 11, 13, 15 Blair Street, EdinburghGrade B
58 m217 And 219 High Street, EdinburghGrade A
60 m13-17 (Inclusive Nos) Tron Square (Lower And Upper)Grade B
64 m50 Cockburn Street, EdinburghGrade B
67 m48 Cockburn Street, EdinburghGrade B
68 m4, 5, 6 South Bridge, EdinburghGrade C
70 m233-241 High Street, EdinburghGrade A
71 mThe Bank Bar And Hotel, 1, 2 And 3 South Bridge, EdinburghGrade B
71 m7, 8, 9 South Bridge, EdinburghGrade C
73 m17, 19, 21, 23 Blair Street, EdinburghGrade B
74 mThe Mackenzie Building, Old Assembly Close, 172 High Street, EdinburghGrade B
77 m186 High Street, EdinburghGrade B
78 m10, 11, 12, 13 South Bridge, EdinburghGrade C
82 m42, 44, 46 Cockburn Street, EdinburghGrade B
84 m3-5 Old Fishmarket Close, 190 High Street, EdinburghGrade B
87 m40 Cockburn Street, EdinburghGrade B
88 m27 Blair Street, EdinburghGrade B
92 mCity Chambers, High Street, EdinburghGrade A
92 mPolice Chambers, 192 High Street, EdinburghGrade A
92 mRoyal Bank Of Scotland, 29-31 North Bridge, EdinburghGrade B
92 m22, 24, 26, 28 Blair Street, EdinburghGrade B
93 m7 Old Fishmarket Close, 190 High Street, EdinburghGrade B
96 m18, 19, 20, 21 South Bridge, 29 and 31 Niddry Street EdinburghGrade C
97 m34 Cockburn Street, EdinburghGrade B
100 m32 Cockburn Street, EdinburghGrade B
102 m59, 61, 63 Cockburn Street, EdinburghGrade B
104 mScotsman Newspaper Offices, 26, 28, 30 Cockburn Street, EdinburghGrade B
109 m55 Cockburn Street, EdinburghGrade B
113 m131 And 133 High Street, EdinburghGrade B
114 m22-24 Cockburn Street, EdinburghGrade B
115 m49 Cockburn Street, EdinburghGrade B
119 mMarket Cross, High Street, EdinburghGrade A
122 m18-20 Cockburn Street, EdinburghGrade B
122 mCarlton Highland Hotel, 3-27 North Bridge, EdinburghGrade B
122 m127-129 High Street, EdinburghGrade B
123 m123 High Street, EdinburghGrade B
124 m43, 45 Cockburn Street, EdinburghGrade B
125 mStatue, Courtyard, City Chambers, High Street, EdinburghGrade A
126 mNorth Gray's Close, 125 High Street, EdinburghGrade B
133 m35, 37 Cockburn Street, EdinburghGrade B
134 m119 High Street, EdinburghGrade B
137 m8-18 Blackfriars Street, EdinburghGrade B
138 mCity Art Centre, 1-6 Market Street, EdinburghGrade A
140 m31, 33 Cockburn Street, EdinburghGrade B
147 mOld St Paul's Episcopal Church, Jeffrey Street, EdinburghGrade B
148 m5-7 Blackfriars Street, EdinburghGrade B
149 mTodrick's Wynd, 56, 58 And 60 High Street, EdinburghGrade B

Historic Environment Scotland ↗

World heritage site: Edinburgh World Heritage Site Boundary

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 ↗

Old 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

Radon affected area, class 3; SSSI 412 m away: Arthur's Seat Volcano.

Not affected

Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 2 November 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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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Important details

Council: Edinburgh
Application type: Planning Permission STL
Postcode: EH1 1QS
Received: 10 Oct 2025
Validated: 27 Oct 2025
Ward: City Centre
Parish: Old Town
Case officer: Show
Target decision: 24 Dec 2025
Decision: Refused
Decision date: 14 May 2026
Decision level: Committee Decision
Applicant: Show
Agent: Houseplans.

How this decision compares

Decided in 199 days from validation, 139 days slower than Edinburgh's median of 60 for full applications. Refused, as 21% of full applications here are.

This one199d

Council60d

UK57d

41%decided within 8 weeks

79%approved

8%go to committee

Plota live figures for full applications decided by Edinburgh in the last twelve months, from validation. Edinburgh decision record →