Seasonal short-term let at 33 Dublin Street Lane North, Edinburgh

What was proposed

The application sought permission to change a two-bedroom flat into short-term let accommodation for up to three months each summer, without physical alterations.

“The application property is a ground floor flatted dwelling within a contemporary flatted block at Dublin Street Lane North. The property is accessed via a private main door and comprises two double bedrooms, a kitchen, a living/dining room, and private outdoor amenity space. The property also has a private parking space.”

“Planning permission is sought for a change of use from a flatted dwelling (sui generis) to short term let accommodation (sui generis) for up to 3 months (June to August) of each calendar year. No external or internal alterations are proposed.”

Officer report

The site

The ground-floor flat is in a 28-home residential development, with private outdoor space below two neighbouring flats’ windows.

“The outdoor amenity space is a decking area which is accessed via a door from the living/dining room. The decking area is directly below the living/dining room windows of two neighbouring residential flats.”

Officer report

Earlier applications and enforcement

Earlier short-term let applications were refused or withdrawn, an appeal was dismissed, an enforcement notice took effect, and a later investigation remained ongoing.

“25/01096/FULSTL was subsequently appealed to the Scottish Government Planning and Environmental Appeals Division (DPEA) who dismissed it and refused planning permission on 22 December 2025 (DPEA case reference: PPA-230-2638). While the DPEA reporter dismissed the appeal this was solely due to the loss of residential accommodation not being outweighed by demonstrable economic benefits.”

“An enforcement notice was served on the property in July 2025 relating to the material change of use from a residential dwelling to short-term let accommodation (case reference: 25/00067/ESHORT). The notice was appealed to the DPEA who dismissed it and upheld the notice on 14 October 2025 (DPEA case reference: ENA-230-2425). The notice took effect on 14 October 2025 and requires the use for short-term let accommodation to cease.”

Officer report

What officers recommended

Officers recommended refusal because the proposal would harm neighbouring amenity, unjustifiably lose a home and conflict with development plan policies.

“The change of use of the property to a short-term let (STL) for three months each year would have an unacceptable impact on neighbouring amenity and 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.”

“Overall, the proposal does not comply with the Development Plan and there are no material considerations that outweigh this conclusion. The proposal is unacceptable.”

Officer report

What people said

Supporters cited location, licensing and economic benefits, while objectors cited housing loss, harm to neighbours and parking impacts.

“- Any amenity impact from the use of the property as an STL is mitigated by the property's location. - STL use of the property will be governed by the STL Licensing Scheme, which will protect neighbouring amenity. - STL use of the property will result in economic benefit which outweighs any potential loss of residential accommodation.”

“- STL use would result in the unjustified loss of residential accommodation. - Detrimental impact of STL use on the living conditions and amenity of neighbouring residents. - STL use impact on parking.”

Officer report

Who spoke

The Chief Planning Officer and Planning Officer explained the proposal and planning considerations and recommended refusal.

Reasons for refusal

The refusal cited conflict with Local Development Plan Policy Hou 6 and National Planning Framework Policy 30(e).

“The proposal is contrary to Local Development Plan Policy Hou 6 in respect of Inappropriate Uses in Residential Areas, as the use of the property as a short term let will have a materially detrimental effect on the living conditions of nearby residents.”

“The proposal is contrary to National Planning Framework Policy 30(e) in respect of local amenity and loss of residential accommodation, as the use of this property as a short term let will result in an adverse impact on local amenity and the loss of a residential property that has not been justified.”

Officer report

The decision

“Decision Note: Detailed conditions/reasons for the following decisions are contained in the statutory planning register. 4.1 – 33 Dublin Street Lane North, Edinburgh, EH3 6NT Proposed change of use to short term let accommodation for up to 3 months (June to August) of each calendar year - Application no.”

Minutes, 30 Sept 2026