Short-term let at 22 Bruntsfield Avenue, 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 a former shop unit from residential to short term let (STL). No internal or external alterations are proposed. The applicant advises that the short term let use has been operating since 01/10/2021.”

“The application property is a duplex flat located on the ground and lower ground floor of a five-storey tenement building towards the north western end of Bruntsfield Place, near the junction with Montpelier. It comprises a bedroom, lounge, kitchen/dining room and two bathrooms and is approximately 77 square metres in size. Access is private a private front door at ground floor level.”

“The property is located in close proximity to Bruntsfield Primary School. Whilst the street has moderate levels of on-street activity specifically in relation to the start and end of school, the activity on the street is low overall, especially in the evenings. Bruntsfield Avenue adjoins Bruntsfield Place to the south east which comprises a mix of commercial and residential uses and has higher levels of activity both during the day and a night.”

“25/04380/FULSTL 22 Bruntsfield Avenue Edinburgh EH10 4EW Change of use of former shop from residential to STL (Sui Generis). Refused 3 December 2025”

“24/04257/CLESTL 22 Bruntsfield Avenue Bruntsfield Edinburgh EH10 4EW Short-term let (STL) withdrawn 2 October 2024”

“NPF 4 policy 30 (e) part (ii) requires that where there is a loss of residential accommodation, this will only be supported where the loss is outweighed by demonstrable local economic benefits.”

“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.”

“26/00752/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.”