Short-term let accommodation at Flat 23 89 Holyrood Road, Edinburgh

“Planning permission is sought for a change of use from a residential flatted dwelling (sui generis) to short term let accommodation (sui generis) (in retrospect). No external or internal alterations are proposed.”

“The application form details that the use of the property as a short term let commenced in June 2017.”

“Site Description The application property is a first-floor flatted dwelling forming part of a large modern residential flatted courtyard complex at 89 Holyrood Road. The property comprises two bedrooms (one with an en-suite), a bathroom, lounge/kitchen, and a balcony.”

“Communal garden space is in the centre of the complex, border by flats on three sides and overlooked by numerous private balconies, and there is underground car parking. The complex comprises 80 apartments and the property is located at its rear section between Holyrood Road and Canongate and faces the communal garden space. A dentist and consultancy business forms part of the ground floor of the complex at the Holyrood Road elevation.”

“23/05567/CLESTL Flat 23 89 Holyrood Road Edinburgh EH8 8BA Application for the issue of a certificate of lawfulness confirming its existing use and a short-term let visitor accommodation. withdrawn 15 May 2024”

“- 23/01249/CLESTL | Flat 28 89 Holyrood Road | Application for certificate of lawfulness of existing use for Self-catering furnished apartment since April 2012 and continuously since then. | Granted 07 June 2023 - 23/03441/CLESTL | Flat 59 89 Holyrood Road | Application for certificate of lawfulness of existing use for Continued use as short term let (operating since 2009).”

“Conclusion in relation to the Development Plan…”

“The change of use of the 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.”

“Date of Neighbour Notification: April 2025 Date of Renotification of Neighbour Notification: Not Applicable Press Publication Date(s): May 2025 Site Notices Date(s): April 2025 Number of Contributors: 28”

“- Any amenity impact from the use of the property as an STL is mitigated by the property's location. - STL use of the property will be governed by the STL Licensing Scheme, which will protect neighbouring amenity. - STL use of the property will result in economic benefit which outweighs any potential loss of residential accommodation.”

“- Noise and disturbance from STL use, including negative impact on sense of security for shared stair. - Balcony area used by guests including at unsociable hours can cause further noise disturbance. - Loss of residential accommodation. - STL use places burden on public transport.”

“25/02103/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.”