Short-term let accommodation at Ground floor, 33 Northumberland Street, Edinburgh

What was proposed

The application sought retrospective permission to change a one-bedroom flat from residential use to short-term let accommodation, with no physical alterations.

“The application is for a change of use from residential to short term let. No internal or external physical changes are proposed. The applicant has advised that the property has been used as a short term let since June 2015. Therefore, the application is retrospective.”

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

Officer report

The site

The ground-floor flat is in a predominantly residential New Town street, shares access with one property and forms part of a listed building.

“The application property is a one-bedroom, ground floor flat at GF 33 Northumberland Street in the New Town. The property shares its main door access and vestibule with one other property. There are residential uses on the floors above and below the application property. Northumberland Street is predominantly residential. The application property is close to the junction with Dundas Street.”

“The property is part of an A listed building (LB 29447, listed on 22.09.1965).”

Officer report

Earlier applications

An earlier short-term residential letting application was refused in 2019, while a later certificate application was withdrawn in 2024.

“19/01229/CLE GF 33 Northumberland Street Edinburgh EH3 6LR Use for short term residential letting. Refused 8 July 2019”

“23/06058/CLESTL GF 33 Northumberland Street Edinburgh EH3 6LR Application for the issue of a Certificate of Lawfulness confirming its existing use and a short-term let visitor accommodation. withdrawn 16 May 2024”

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 a home.

“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

Reasons given in support

Supporters cited economic benefits, no negative effect on residential amenity and compliance with short-term let licensing requirements.

“A total of 23 representations have been received. All are in support including a petition which has 21 signatories. It is noted that five 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.”

Officer report

The decision

“Decision 4.27 - 1F1 11 Ormiston Terrace, Edinburgh, EH12 7SJ Retrospective change of use of premises to short term let accommodation – application no.”

Minutes, 20 Aug 2025