Short-term let at 10A Union Street, Edinburgh
Summary of planning committee decision
Decided by Edinburgh Development Management Sub-Committee on 13 May 2026.
The site
The property is an 86-square-metre, two-bedroom lower-ground flat in a mainly residential city-centre area.
“The application property is a lower ground flatted dwelling within a three storey basement and attic terrace. The property comprises two bedrooms, bathroom, WC, and combined kitchen/dining/living room. The approximate floor area of the property is 86 square metres.”
“The immediate area is primarily residential but located in close proximity to Leith Walk which has a mix of uses in a busy city centre location. Public transport links are in close proximity to the property.”
Officer report
Earlier applications
Earlier applications for residential use and short-term letting were granted or refused, and one refusal was upheld on review.
“16/03116/FUL 10 - 10A Union Street Edinburgh EH1 3LU Change of Use from health centre to residential (formation of flats x3). Granted 31 August 2016”
“23/04552/FULSTL 10A Union Street Edinburgh EH1 3LU Retrospective change of use from flat (sui generis) to short-term let (sui generis). Refused 3 May 2024”
Officer report
Officers’ assessment
Officers found the proposal would harm neighbouring amenity and remove residential accommodation, outweighing its economic benefit and heritage acceptability.
“The proposal is acceptable with regard to Sections 59 and 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 as it will preserve the character and appearance of the conservation area and will not have a detrimental impact on the special architectural or historic interest of the listed building, its setting, or the setting of neighbouring listed buildings.”
“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.”
Officer report
Representations
The application was referred to the committee because of the number of representations received.
“The application has been referred to the Development Management Sub Committee under the Council's Scheme of Delegation. The application must be determined by the Development Management Sub Committee due to the number of representations received.”
Officer report
The committee’s decision
The committee refused planning permission for the reasons set out in section C of the officer report.
“25/06423/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.”
Minutes
Sources
- Edinburgh Development Management Sub-Committee minutes, 13 May 2026
- Agenda and papers (council website)
Source: Plota analysis of Edinburgh's committee minutes and officer report. Quotations are the council's own words; headings and summaries are Plota's.
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See the API →At the meeting
- Council
- Edinburgh
- Date
- Wednesday 13 May 2026
- Recommendation
- Officers recommended refusal
- Committee decided
- Refused
- Minutes
- The council's minutes
- Meeting
- Agenda and papers (council website)
- Application
- The application (council website)
- All decisions
- Edinburgh committee decisions →
This committee's year
224 decisions in the 12 months to this meeting, 2 against officer advice.
Source: Plota analysis of the committee's minutes.