Short-term let accommodation at Flat 4 14 High Riggs, Edinburgh

“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 term let commenced on 01 December 2021.”

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

“The application property is a first floor flat within a four-storey tenement towards the north east end of High Riggs. It comprises a bedroom, kitchen, lounge and bathroom. Access is via a communal entrance and stairwell shared with other residential properties.”

“The property is in the West End Conservation Area.”

“22/05013/FULSTL Flat 4 14 High Riggs Edinburgh EH3 9BX Change of use (retrospective) from residential flat to a short-term let. To provide short- term holiday lets for visitors to Edinburgh whilst also retaining the property to use for their own work / leisure uses (Sui Generis). withdrawn 28 December 2022”

“23/04590/CLESTL Flat 4 14 High Riggs Edinburgh EH3 9BX Application for the issue of a Certificate of Lawfulness confirming its existing use and a short-term let visitor accommodation. withdrawn 15 May 2024”

“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.”

“Although it is noted that the property is a compact flat with one bedroom, its location on the first floor of the tenement means guests are required to pass doors of other residents as they move to and from the property. The STL use would also enable 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.”

“NPF 4 policy 30 (e) part (ii) requires that where there is a loss of residential accommodation, this will only be supported where the loss is outweighed by demonstrable local economic benefits. Comments in support state that the residential use was never taken up at the property before it became an STL. However, there is no evidence to confirm this claim.”

“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.”

“25/00965/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 property 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.”