Retrospective short-term let at 1F1 16 Marchmont Road, Edinburgh
Summary of planning committee decision
Decided by Edinburgh Development Management Sub-Committee on 5 Aug 2026.
What was proposed
The application sought retrospective permission to change a three-bedroom flat from residential use to a short-term let, without physical alterations.
“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 a change of use from residential to short term let. No internal or external physical changes are proposed. The application states that the short term let use started in September 2013, therefore the application is retrospective.”
Officer report
The site
The flat is in a first-floor tenement within a listed building and conservation area, sharing an entrance and stairwell with other homes.
“The application property is a three-bedroom flat on the first floor of a four-storey tenement block at 16 (1F1) Marchmont Road. The property shares a communal entrance door and stairwell with other flats. Although there are commercial properties and shops at the ends of Marchmont Road this mid-section of the street is predominantly residential.”
“The application property forms part of a category B listed building (LB 30554, date of listing: 19/03/1993) and is in the Marchmont, Meadows and Bruntsfield Conservation Area.”
Officer report
Earlier decisions
Earlier applications for the short-term let were refused, and a subsequent appeal and local review upheld refusal.
“25/01996/FULSTL 1F1 16 Marchmont Road Edinburgh EH9 1HZ. Retrospective Change of Use from dwelling to short term let . Refused 05.11.2025. 05.03.2026. Local Review Body decision -Uphold (application refused).”
“23/05267/CLESTL 1F1 16 Marchmont Road Edinburgh EH9 1HZ. Certificate of Lawfulness for Short Term Let use. Refused 19.06.2024. Subsequently appealed to the Planning and Environmental Appeals Division (DPEA). DPEA dismissed the appeal 10.12.2024.”
Officer report
What officers recommended
Officers recommended refusal because the use would harm neighbouring amenity and the loss of residential accommodation was not justified by economic benefits.
“Conclusion in relation to the Development Plan…”
“The change of use of this property to an 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.”
Officer report
What people said
Supporters cited economic benefits, built heritage and suitability, while the objection raised water egress and possible poor maintenance.
“- Brings economic benefits. - Conserves city's built heritage. - Appropriate use for this building.”
“- Continual water egress affecting flat below. - Fear of poor maintenance if flat becomes STL.”
Officer report
The committee decision
The committee refused planning permission for the reasons set out in the officer report.
“26/01681/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.”
Minutes
Sources
- Edinburgh Development Management Sub-Committee minutes, 5 August 2026
- Agenda and papers (council website)
Source: Plota analysis of Edinburgh's committee minutes and officer report. Quotations are the council's own words; headings and summaries are Plota's.
Committee decisions and nationwide planning applications, in one API
The Plota API returns planning applications from every council we cover, each with its decision, whether a committee or officers decided it, and the committee date. Build it into your own tools.
See the API →At the meeting
- Council
- Edinburgh
- Date
- Wednesday 5 August 2026
- Recommendation
- Officers recommended refusal
- Committee decided
- Refused
- Minutes
- The council's minutes
- Meeting
- Agenda and papers (council website)
- Application
- View application →
- All decisions
- Edinburgh committee decisions →
This committee's year
289 decisions in the 12 months to this meeting, 2 against officer advice.
Source: Plota analysis of the committee's minutes.