Short-term let accommodation at 4F2 16 Johnston Terrace, Edinburgh

“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 has advised that the property has been used as a short term let since January 2018. Therefore, the application is retrospective.”

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

“The application property is a two-bedroom, fourth floor flat, situated in a 4-storey attic and basement tenement at 4F2, 16 Johnston Terrace. Johnston Terrace is at the foot of the Castle Rock and connects Lawnmarket with Castle Terrace to the south west. The property is accessed via a shared front door and communal stair which also serves other residential properties. The shared front door is accessed from the main street via a set of external steps.”

“The property is in the Old Town Conservation Area and the Old and New Towns of Edinburgh World Heritage Site.”

“24/00683/FULSTL 4F2 16 Johnston Terrace Edinburgh EH1 2PR Use of flat for short-term let use (Sui Generis) and residential flat (in retrospect). Refused 2 July 2024”

“23/03876/FULSTL 4F2 16 Johnston Terrace Edinburgh EH1 2PR Change of use from residential to short term let (in retrospect). Refused 19 October 2023”

“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.”

“However, the use of the property as an STL would introduce an increased frequency of movement to the property, shared stairwell, shared front entrance door and external steps. Its location on the fourth 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.”

“A total of 23 representations have been received, 22 in support including a petition and one objection. The petition in support has 21 signatories. Whilst it has 21 names and addresses, there is a duplicate signature. It is noted that 20 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.”

“Supporting information submitted with the application includes an analysis of the economic benefits and fiscal benefits of STL use of the property in comparison to the residential use. The analysis suggests that the gross value added, number of jobs and local fiscal benefits could be greater for STL than the residential use.”

“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.”

“25/01455/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.”