Short-term let accommodation at 406 Webster's Land, Edinburgh

“The application property comprises a one-bedroom first floor flat with an internal floor space of 39 sqm at 406 Webster's Land in the West Port. Webster's Land is a large residential development comprising around 116 individual flats. The property is accessed via a communal gate into Webster's Land with shared main door and communal stairway inside of the building complex. There is no on-site vehicle parking.”

“The application is for the change of use of the property from a flatted dwelling to short term let (sui generis). No internal or external physical changes are proposed. The application form states that the operation of the property as a short term let commenced on 1 December 2019. The application is therefore retrospective.”

“The property lies within the Old Town Conservation Area and the Old and New Towns of Edinburgh World Heritage Site.”

“24/00442/CLESTL 406 Webster's Land Edinburgh EH1 2RX Application for the issue of a Certificate of Lawfulness confirming its existing use and a short term let visitor accommodation. Refused 13 January 2025”

“22/03611/CLE 423 Webster's Land Edinburgh EH1 2RX Existing use of 423 Webster's Land is a residential short-term letting property. Granted 15.09.2022”

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

“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 first-floor flat is accessed from a shared door access and the STL use would enable 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. It would introduce a frequency of movement to the property and shared access.”

“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.”

“Date of Neighbour Notification: 6 August 2025 Date of Renotification of Neighbour Notification: Not Applicable Press Publication Date(s): 15 August 2025 Site Notices Date(s): 12 August 2025 Number of Contributors: 26”

“- impact on quality of life - impact on safety & welfare (of those in stair/building;) - impact on amenity and residential character - impact on/imbalance of community mix - impact on World Heritage Site…”

“- 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. - over provision of short-term holiday lets…”

“25/04040/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. 5.1 - 34, Cramond Road North, Edinburgh (Land Adjacent to Former)”