Short-term let accommodation at Flat 5 255 Canongate, Edinburgh
Summary of planning committee decision
Decided by Edinburgh Development Management Sub-Committee on 19 Nov 2025.
What was proposed
The application sought retrospective permission to change a two-bedroom flat from residential use to short-term let accommodation, without physical alterations.
“The application is for a change of use from residential to short term let (sui generis). No internal or external physical changes are proposed. The applicant advises that the short term let use has been in operation since October 2023. Therefore, the application is retrospective.”
“The applicant has provided a planning statement and economic report to support the application.”
Officer report
The site
The flat is on the third floor of a listed building in the Old Town Conservation Area and World Heritage Site, with shared access.
“The application property is a third floor, two-bedroom flat at 255 (Flat 5) Canongate. The property takes its access to Canongate via an entrance door and communal stair which it shares with other properties.”
“The application property is in the Old and New Towns of Edinburgh World Heritage Site and the Old Town Conservation Area.”
Officer report
Earlier application
An earlier retrospective short-term letting application was refused, and the Local Review Body upheld that refusal in January 2025.
“24/03150/FULSTL Flat 5 255 Canongate Edinburgh EH8 8BQ Change of use to short-term letting (retrospect). Refused 26 September 2024”
“08.01.2025 Local Review Body (LRB) decision-uphold (application refused). Summary of LRB decision is: -”
Officer report
Officers’ recommendation
Officers recommended refusal because the proposal would harm neighbouring amenity and the economic benefits did not outweigh the loss of residential accommodation.
“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 does not comply with the Development Plan policy NPF 4 Policy 30(e) and LDP Policy Hou 6.”
Officer report
Main planning concerns
Guests would increase movement through shared areas and create activity different from permanent residents, while the loss of the home was not sufficiently justified.
“However, the use of the property as an STL would introduce an increased frequency of movement to the property, shared stairwell, and main entrance. Its location on the third floor of the tenement means guests are required to pass doors of other residents as they move to and from the property.”
“The activity and noise generated by the proposal 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
No formal consultations were undertaken, while neighbour notification and publicity produced three contributors.
“Date of Neighbour Notification: March 2025 Date of Renotification of Neighbour Notification: Not Applicable Press Publication Date(s): March 2025 Site Notices Date(s): March 2025 Number of Contributors: 3”
Officer report
Public views
Two objections cited harm to residential amenity and housing stock, while a petition supported economic and tourist benefits.
“− Negative impact on residential amenity (including community cohesion and residents' safety and security). − Negative impact on housing stock.”
“− Brings economic benefits. − Supports city's tourist economy.”
Officer report
Committee decision
The committee refused planning permission for the reasons set out in the officer report.
“To REFUSE planning permission for the reasons set out in section C of the report by the Chief Planning Officer.”
Minutes
Sources
- Edinburgh Development Management Sub-Committee minutes, 19 November 2025
- Agenda and papers (council website)
Source: Plota analysis of Edinburgh's committee minutes and officer report. Quotations are the council's own words; headings and summaries are Plota's.
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See the API →At the meeting
- Council
- Edinburgh
- Date
- Wednesday 19 November 2025
- Recommendation
- Officers recommended refusal
- Committee decided
- Refused
- Minutes
- The council's minutes
- Meeting
- Agenda and papers (council website)
- Application
- The application (council website)
- All decisions
- Edinburgh committee decisions →
This committee's year
150 decisions in the 12 months to this meeting.
Source: Plota analysis of the committee's minutes.