Short-term let accommodation at 2F3 17 Bothwell Street, Leith, Edinburgh

“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 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 May 2015. Therefore, the application is retrospective.”

“The application property is a one-bedroom, second floor flat in a four-storey residential tenement at 17 (2F3) Bothwell Street, off Easter Road. The property shares its main door access and stairwell with other properties.”

“The application property is located on the north-west side of Bothwell Street, furthest from Easter Road, which is predominantly residential. On the opposite (south-east) side of the street is a five-storey residential tenement block with a modern, six-storey student accommodation block beyond. To the north-east of the application property is Crawford Bridge which links to Albion Terrace which is also predominantly residential.”

“Pending planning enforcement investigation into alleged unauthorised change of use from residential to short term let (reference 24/00300/ESHORT).”

“24/04547/CLESTL 2F3, 17 Bothwell Street Edinburgh EH7 5PX. Application for the issue of a Certificate of Lawfulness confirming its existing use and a short term let visitor accommodation. Refused 18.12.2024. Subsequently appealed to the Planning and Environmental Appeals Division (DPEA). DPEA dismissed appeal (application refused) 30.05.2025.”

“Use of the property as an STL would introduce an increased frequency of movement to the property, shared stairwell, main entrance and the footpath in front of the main entrance where the surrounding area is predominantly residential. Although it is noted that the property is a compact flat with one bedroom, its location on the second floor of the tenement means guests are required to pass doors of other residents as they move to and from the property.”

“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 23 representations have been received. These are 23 individual comments, all in support, including one petition in support with 21 signatories. It is noted that all 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.”

“25/01250/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.”