Short-term let accommodation at 5 East Werberside, Edinburgh

“The application property is a ground floor flatted dwelling within a secluded housing development in the Fettes area of the city. It comprises two bedrooms, two bathrooms, a kitchen and a living room. Access is through a private front door but shares an entrance porch with the upper flat. The property is at the end of a large cul de sac, therefore the immediate surroundings are quiet.”

“The proposal is for the retrospective change of use of the property from flatted dwellinghouse to short term let (STL). No internal or external physical changes are proposed. The application form states that the short term let use commenced on 28.08.2020.”

“23/05295/CLESTL 5 East Werberside Edinburgh EH4 1SU Continued use as a short term let. Refused 5 June 2024”

“Planning application 23/05295/CLESTL was subsequently appealed to the Department of Planning and Environmental Appeals (DPEA) (ref. CLUD-230-2100). The appeal was dismissed on 12 November 2024 as it was concluded the use of the property as a short-term let amounts to a material change of use which requires planning permission.”

“It is recommended that this application be Refused subject to the details below.”

“The change of use of the 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.”

“Details of the management of the short term let have been provided, however only limited weight can be given to this. In the absence of a full-time on-site management presence, the operator cannot exercise complete control over the behaviour of guests.”

“It is concluded that the use of this property as an STL in this location is not compatible with the solely residential character of the area. Furthermore, the activity and noise generated by the proposed use would be significantly different from what neighbouring residents living within the street might reasonably expect and consequently will have a significant detrimental effect on their living conditions and amenity.”

“- No negative impact on residential amenity - The proposal will result in economic benefit which outweighs the loss of residential accommodation…”

“- Negative impact on residential amenity and cohesion - Loss of housing…”

“25/02822/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. Dissent In accordance with Standing Order 22.14, Councillor Cowdy requested that his dissent to the above decision be recorded. 6.1 -”

“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.”