Short-term let accommodation at 20 Jameson Place, Leith, Edinburgh
Summary of planning committee decision
Decided by Edinburgh Development Management Sub-Committee on 21 Jan 2026.
What was proposed
The application sought retrospective permission to change a three-bedroom flat from residential use to short-term let accommodation, with no physical changes.
“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 flatted residential to short term let (sui generis). No internal or external physical changes are proposed. The property has been used for short term let since June 2024. The application is therefore retrospective.”
Officer report
The site
The property is a ground-floor flat in a residential tenement, with its own entrance, a communal rear garden and conservation-area status.
“The application property is a three-bedroom, ground floor flat located within a four- storey tenement at 20 Jameson Place, off Leith Walk. The property has its own main door access and there is a communal garden to the rear.”
“The application property is in the Leith Conservation Area.”
Officer report
What people said
Supporters cited economic benefits, amenity and licensing, while objectors raised residential amenity, community cohesion and loss of housing.
“- Brings economic benefits. - There will be no negative impact on residential amenity. - The STL use will comply with licensing requirements.”
“- Negative impact on residential amenity (including community cohesion) - Negative impact on housing stock.”
Officer report
The committee’s decision
Planning permission was refused for the reasons set out in section C.
“25/01417/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.”
Minutes
Reasons for refusal
The reasons concerned materially harmful effects on nearby residents and an unjustified loss of residential accommodation.
“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 property 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.”
Officer report
Sources
- Edinburgh Development Management Sub-Committee minutes, 21 January 2026
- 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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- Council
- Edinburgh
- Date
- Wednesday 21 January 2026
- 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
187 decisions in the 12 months to this meeting, 2 against officer advice.
Source: Plota analysis of the committee's minutes.