Short-term let flat at 1F2 3 Yardheads, Edinburgh

What was proposed

The application sought retrospective permission to change a one-bedroom residential flat into a short-term let, without external physical changes.

“The application property comprises a one-bedroom first floor flat within a traditional stone-built tenement. It shares a landing with two residential properties and comprises one bedroom, a shower room, and a kitchen/living area. Access is via a communal ground floor front door immediately from the street and stairwell shared with other residential properties.”

“The application is for the retrospective change of use of the property from a flatted dwelling to short term let. No external physical changes are proposed. The applicant indicates on the application form that the operation of the property as a short stay let commenced on 03 December 2021.”

Officer report

Earlier application

An earlier application for changing the dwelling to a short-term let was refused on 25 March 2024.

“23/06534/FULSTL 1F2 3 Yardheads Edinburgh EH6 6BU Change of use from dwelling to STL. Refused 25 March 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

Impact on neighbours

Officers considered that transient guests, shared access and additional servicing would create disturbance significantly different from normal residential use.

“Furthermore, the one-bedroom property is accessed via a common entry door and hallway shared with other residential units. Therefore, the use of this property as an STL would introduce an increased frequency of movement to the property through the shared entrance and corridor, enabling 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.”

“The additional servicing that operating a property as an STL requires compared to that of a residential use is also likely to result in an increase in disturbance, further impacting on neighbouring amenity. However, this would be of lesser impact as it is likely that servicing would be conducted during the daytime.”

Officer report

Loss of a home

The economic benefits were not considered demonstrable enough to outweigh the loss of residential accommodation during housing pressures in Edinburgh.

“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.”

“Given the declared housing emergency and pressures on residential accommodation in Edinburgh, in addition to the economic and societal benefits that residential accommodation in the City brings in terms of people being able to live, work and contribute to their community, significant weight has to be given to the retention of existing residential accommodation.”

Officer report

What people said

All 24 comments supported the application, citing economic benefits, no loss of housing, a suitable location, good management and no harm to neighbours.

“This application received 24 comments, all in support of the application. A summary of the representations is provided below:”

“− Positive economic benefit. − No loss of residential accommodation. − Located in a busy mixed-use area. − No negative impact on residential amenity. − Property not suitable for residential use due to its small size. − Well managed STL.”

Officer report

The decision

“Decision 7.1 - Land 25 metres west of 21 Napier Road, Edinburgh. Proposal for two storey new build church and community hall (as amended) - application no.”

Minutes, 20 Aug 2025