Short-term let accommodation at 2F1 100 West Bow, 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 is for the retrospective change of use of the property from a flatted dwelling to short term let (STL). No internal or 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 19 June 2017.”

“The applicant has provided a planning statement and economic report to support the application.”

Officer report

The site

The flat is in a five-storey tenement with shared access, residential properties above, nearby commercial premises and a busy mixed-use setting.

“The application property is a two-bedroom, second floor flat located within a five-storey tenement building. There are residential properties above. There is a private garden to the rear, accessed internally from the shared stair. Commercial premises are located immediately adjacent to the main property entrance on the ground floor. Access is via a communal door and shared stairwell.”

“The application site is located at the base of West Bow and at the top of the Grassmarket. This area has a busy commercial character on the street, with residential dwellings located above shopfronts. The area is mixed commercial/residential, however, does experience a significant footfall as a tourist destination.”

Officer report

Earlier applications

The short-term let operation began in June 2017, and an earlier application for a certificate of lawfulness was refused in May 2024.

“23/04624/CLESTL 2F1 100 West Bow Edinburgh EH1 2HH Application for the issue of a certificate of lawfulness confirming its existing use and a short-term let visitor accommodation. Refused 20 May 2024”

Officer report

What officers recommended

Officers recommended refusal because the use would harm neighbouring amenity, remove housing and fail to comply with relevant development plan policies.

“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 Development Plan policy LDP Policy Hou 6 and NPF4 policy 30(e). There are no material considerations that outweigh this conclusion. The proposal is unacceptable.”

Officer report

Main planning concerns

Frequent visitor movement, servicing and limited management were expected to cause a significant detrimental effect on neighbours’ living conditions and amenity.

“West Bow and Victoria Street are both characterised by a mix of commercial and residential uses. The application property is situated above a retail use and within close proximity to various restaurants and public houses. This contributes to significant levels of on-street activity and noise and means the residential properties experience a degree of noise during the day and into the night.”

“The activity and noise generated by the proposed use would be significantly different from what neighbouring residents living within the building might reasonably expect and consequently will have a significant detrimental effect on their living conditions and amenity.”

Officer report

Consultation and publicity

No consultations were undertaken, while neighbour notification, press publication and site notices produced 25 contributors.

“Date of Neighbour Notification: February 2025 Date of Renotification of Neighbour Notification: Not Applicable Press Publication Date(s): February 2025 Site Notices Date(s): February 2025 Number of Contributors: 25”

Officer report

What people said

Twenty-three representations supported the application and two objected, with views covering licensing, economic benefits, amenity, housing and community cohesion.

“− Loss of residential accommodation. − Negative impact on residential amenity in terms of noise and perceived sense of security. − Negative impact on community cohesion.”

“− The STL use will comply with licensing requirements. − Positive economic impact. − No detrimental impact on amenity.”

Officer report

Why permission was refused

The proposal was refused because it would harm local amenity and the loss of residential accommodation was not justified by the economic benefits.

“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.”

“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 6.2 – Mecca Bingo Hall, 26 Manderston Street, Edinburgh Proposal for conversion of existing bingo hall to form purpose-built student accommodation including new build extension to the south east of the existing building, and areas of infill to the south west upper floor and north elevation, refurbishment of railway arch to form cycle parking, associated landscaped courtyard, amenity space, and associated works - application no.”

Minutes, 3 Sept 2025