Short-term let conversion at Flat 4 126 High Street, Edinburgh

“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 residential to short term let (sui generis). No internal or external physical changes are proposed. The applicant advises that the short term let use has been in operation since March 2023. Therefore, the application is retrospective.”

“The application property is a third floor, two-bedroom flat at 126 (Flat 4) High Street. The property takes its access to High Street via an entrance door and communal stair which it shares with other properties.”

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

“22/02950/FUL Flat 4 126 High Street Edinburgh EH1 1QS Change of use from residential to short term let (in retrospect). withdrawn 25 November 2022”

“23/04522/CLESTL Flat 4, 126 High Street Edinburgh EH1 1QS. Short term let use. Refused 04.06.2024. Subsequently appealed to the Planning and Environmental Appeals Division (DPEA). DPEA dismissed the appeal 21.11.2024.”

“However, use of the property as an STL would introduce an increased frequency of movement to the property, communal stairwell, and shared main entrance. The property's location on the third floor of the tenement block means guests are required to pass the doors of other flats as they move to and from the property.”

“NPF 4 Policy 30 (e) part (ii) requires that where there is a loss of residential accommodation, this will only be supported where the loss is outweighed by demonstrable local economic benefits.”

“- Negative impact on residential amenity (including community cohesion and residents' safety and security). - Negative impact on housing stock. - Negative impact on World Heritage Site.”

“- Brings economic benefits. - There will be no negative impact on residential amenity. - STLs have no negative impact on housing stock. - STLs are essential for tourism.”

“25/05408/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.”