Short-term let accommodation at Flat 2 2 Cowgatehead, Edinburgh

“Application for Planning Permission STL Flat 2 2 Cowgatehead, Edinburgh, EH1 1JU.”

“Proposal: Retrospective change of use of premises to short term let accommodation.”

“The application property is a ground floor, studio flat at 2 (Flat 2) Cowgatehead, Grassmarket. The property shares its access to the street via a communal stair and main entrance door with other properties.”

“The application site is in the Old and New Towns of Edinburgh World Heritage Site and the Old Town Conservation area.”

“23/06003/CLESTL Flat 2 2 Cowgatehead Edinburgh EH1 1JU Application for the issue of a Certificate of Lawfulness confirming its existing use and a short-term let visitor accommodation. Refused 31 December 2024”

“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 proposal does not comply with the Development Plan Policy NPF 4 policy 30(e) and LDP Policy Hou 6. There are no material considerations that outweigh this conclusion. The proposal is unacceptable.”

“However, 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 ground floor landing at unsociable hours. The proposed studio flat short term let use would enable visitors to arrive and stay at the premises for short periods of time 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.”

“A total of 35 representations have been received, 32 in support, including a petition, and three objections. Two of the objections have been mis-labelled by the commenters and are comments in support. The petition in support has 21 signatories. Whilst it has 21 names and addresses, there is one duplicate signature. It is noted that 20 of the petition signatories have also submitted comments in support.”

“− Brings economic benefits. − There will be no negative impact on residential amenity. − The STL use will comply with licensing requirements.”

“25/00714/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.”

“The proposal is contrary to Local Development Plan 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 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.”