Short-term let accommodation at Flat 3 8 Stead's Place, Edinburgh

What was proposed

The application sought retrospective permission to change a two-bedroom flat from residential use to short-term let accommodation, without physical changes.

“The application property is a two-bedroom flat on the first floor of a contemporary five- storey block at 8 (Flat 3) Stead's Place, Leith. The property shares its access to the street via a communal stair with other properties.”

“The application is for the retrospective change of use of the property from a flatted dwelling to short term let. No internal or external physical changes are proposed. The applicant indicates on the application form that the operation of the property as a short- term let commenced on 01/10/2019.”

Officer report

The site

The flat is on the first floor of a modern residential block, sharing a communal stair and accessed from Leith Walk.

“Stead's Place is a modern development of four and five-storey apartment blocks. It is entirely residential and is accessed off Leith Walk. Public transport links are accessible from the site.”

Officer report

Earlier application

An earlier application for a certificate confirming the existing short-term let use was withdrawn on 15 May 2024.

“23/05836/CLESTL Flat 3 8 Stead's Place Pilrig Edinburgh EH6 5AD Application for the issue of a Certificate of Lawfulness confirming its existing use and a short-term let visitor accommodation. withdrawn 15 May 2024”

“There is no pre-application process history.”

Officer report

What officers recommended

Officers recommended refusal because the use would harm neighbouring amenity and the economic benefits did not outweigh the loss of residential accommodation.

“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.”

Officer report

Main planning concerns

Officers considered that short-term visitors and servicing could increase disturbance, while the loss of a home was not justified by demonstrable economic benefits.

“The use of this property as a short term let would have the potential to introduce an increased frequency of movement to the dwelling, main entrance, and shared stair at unsociable hours. The proposed two-bedroom short term let use would enable visitors to arrive and stay at the premises for short periods of time at particular stages throughout the year in a manner dissimilar to that of permanent residents.”

“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.”

Officer report

Public views

There were 24 supporting representations, including a petition, and one objection; supporters cited licensing and local businesses, while the objection cited amenity harm.

“A total of 25 representations have been received, there are 24 in support including a petition, and one objection. The petition in support has 21 signatories. Whilst it has 21 names and addresses, there is a duplicate signature. It is noted that 15 of the petition signatories have also submitted comments in support.”

“− The STL use will comply with licensing requirements. − Will be good for local businesses. − No detrimental impact on amenity.”

Officer report

Reasons for refusal

The proposal was refused because it would harm nearby residents’ living conditions and amenity and had not justified the loss of a residential property.

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

“The proposal is contrary to National Planning Framework 4 Policy 30(e) in respect of Local Amenity and Loss of Residential Accommodation, as the use of this dwelling as a short term let will result in an unacceptable impact on local amenity and the loss of a residential property has not been justified.”

Officer report

The decision

“Decision 4.18 - 3F2, 25 Waverley Park, Abbeyhill Retrospective change of use of premises to short-term let accommodation - application no.”

Minutes, 6 Aug 2025