Retrospective short-term let at Flat 6 108 Nicolson Street, Edinburgh

“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.”

“The application is for the change of use of the property from a flatted dwelling to short term let (sui generis). No internal or external physical changes are proposed. The application form states that the operation of the property as a short term let commenced on 27 December 2017. The application is therefore retrospective.”

“The application property is a third floor (top flat) in a four storey harled tenement. It has two bedrooms, a combined lounge kitchen and a small bathroom. The total floor space is approximately 49sqm. Entrance to the flatted residential units is from Haddon's Court and the property is accessed through a common entrance and stair. At ground floor level there are commercial units fronting Nicolson Street.”

“A mix of uses is found in the surrounding area including shops, cafes, restaurants, hot food takeaways, residential, theatres, churches and community venues. Nicolson Street is a busy thoroughfare leading to and from the city centre and is designated a town centre in the LDP. It is on a high frequency bus route which offers a variety of destinations both within the city and to Midlothian and the Borders.”

“23/04213/CLESTL Flat 6 108 Nicolson Street Edinburgh EH8 9EJ Application for the issue of a certificate of lawfulness confirming its existing use as short-term let visitor accommodation. withdrawn 16 May 2024”

“The change of use of this 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.”

“The two bedroom property shares a shared entrance and stairwell with other residential properties. Although each floor has an enclosed vestibule separated from the common stair, the use of this property as an STL would introduce an increased frequency of movement to the property through the shared entrance, enabling visitors to arrive and stay at the premises for a short period of time on a regular basis throughout the year in a manner dissimilar to that of permanent…”

“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.”

“A total of 27 representations have been received. These are 26 in support and 1 objection which is from South Side Community Council. Additionally, it is noted that the Planning Statement refers to a petition; however, a petition has not been submitted for this planning application. A summary of the representations is provided below:”

“- impact on housing crisis/emergency - loss of residential; impact on housing crisis - contrary to development plan policies - detrimental effect on the local amenity and character of the area - impact on residential amenity - noise disturbance, antisocial behaviour - impact on local services such as rubbish collection, parking and public transport…”

“25/03908/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. 4.11 – Land South West of Old Liston Road, Newbridge…”