Short-term let accommodation at 6 Milton Street, Abbeyhill, 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 alterations.

“The application property is a ground floor flat within a three-storey modern flatted development towards the northern end of Milton Street. It comprises two bedrooms, a living room/dining room, kitchen and bathroom. Access is via a private front door.”

“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 form states that the short stay use commenced on 01/07/2019.”

Officer report

The site

The property is a ground-floor flat in a three-storey development on a residential cul-de-sac with low levels of activity.

“Milton Street is a residential cul-de-sac characterised by low levels of on-street activity both during the day and at night. The wider area is predominantly residential with Holyrood Park located to the south. Public transport links are accessible from the site.”

Officer report

Earlier application

An earlier application for a certificate confirming existing short-term let visitor accommodation was withdrawn in May 2024.

“23/05955/CLESTL 6 Milton Street Edinburgh EH8 8HF Application for the issue of a Certificate of Lawfulness confirming its existing use and a short-term let visitor accommodation. withdrawn 15 May 2024”

“There is no pre-application process history.”

Officer report

What officers recommended

Officers recommended refusal because the use would harm residential character and neighbouring amenity, while the loss of housing was not justified.

“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 the residential character of the area and 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

Main planning concerns

Visitors’ transient activity could affect neighbours, and the claimed economic benefits were not enough to outweigh losing residential accommodation.

“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.”

“Given the declared housing emergency and pressures on residential accommodation in Edinburgh, in addition to the economic and societal benefits that residential accommodation in the City brings in terms of people being able to live, work and contribute to their community, significant weight has to be given to the retention of existing residential accommodation.”

Officer report

Public response

Twenty-two representations and a petition supported the proposal, citing licensing compliance, economic benefits and no detrimental effect on amenity.

“A total of 23 representations have been received, 22 in support and a petition in support with 21 signatures. Whilst there are 21 names and addressed, there is a duplicate signature. It is noted all petition signatories have also submitted comments in support. A summary of the representations is provided below.”

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

Officer report

Other considerations

The licensing regime was given limited weight because its conditions did not sufficiently reduce the identified amenity impacts.

“Comments received in support of the application highlight the licensing regime in place for the operation of STLs and outline conditions aimed at managing undue public nuisance and anti-social behaviour.”

“Notwithstanding the licensing regime with its conditions in place for the ongoing management of the STL, the STL use within this property and context does not comply with development plan policies in respect of amenity for the reasons above. The licensing conditions do not sufficiently mitigate against the amenity impacts identified. Therefore, in this instance, only limited weight can be attributed to the licensing regime…”

Officer report

The decision

“Decision 4.14 - Flat 7, 11 Old Fishmarket Close, 190 High Street, Edinburgh Retrospective change of use of premises to short term let accommodation - application no.”

Minutes, 5 Nov 2025