Short-term holiday flat at 32A Kyle Street, Ayr

“Planning permission is sought for the change of use of a dwelling flat to form short-term letting accommodation. The application site comprises a one-bedroom first-floor flat located at 32A Kyle Street, Ayr. The flat is part of a three-storey building containing a total of four residential units, with shared access and communal areas.”

“The proposed use of the flat for short-term letting purposes does not involve any alterations to the internal layout or external appearance of the building, with the application solely seeking permission for the change of use in order to comply with the Scottish short-term letting licensing scheme.”

“In the context of this application, 32A Kyle Street is a modest one-bedroom first-floor flat. Its scale, operational management measures, and town centre location suggest that the likelihood of significant adverse impacts on neighbouring amenity is limited. Expectations of residential amenity in a town centre co ntext differ from predominantly residential areas, where the Panel’s previous refusals were based.”

“Taking into account NPF4 Policy 30, relevant LDP2 provisions, the flat’s scale, operational management measures, and town centre context, the proposal is not expected to result in unacceptable impacts on local amenity or the character of the area. Approval is recommended, subject to conditions restricting use to short- term holiday accommodation only.”

“One representation has been received from the Fort, Seafield and Wallacetown Community Council, objecting to the proposed development. All representations can be viewed online at https://publicaccess.south- ayrshire.gov.uk/online-applications/applicationDetails.do?keyVal=T4KKOQBDIRF00&activeTab=summary…”

“Perceived over-provision of short-term lets within South Ayrshire, and particularly in Ayr; • Shared access to the property, which could result in disturbance of amenity and overuse of communal bin facilities; • The loss of a residential property from the housing stock, which could exacerbate a shortage of long- term accommodation; • The view that the proposal is primarily for financial gain, without regard to local housing needs.”

“Provision of Short-Term Lets: While it is acknowledged that Ayr contains a number of existing STLs, each application is assessed on its individual merits. The proposed flat is modest in size, with a single bedroom and maximum occupancy of two guests. The operational arrangements, including house rules, quiet hours, and active management, are designed to ensure minimal impact on neighbouring residents.”

“In terms of economic impact, the Scottish Government’s research on short-term lets in Scotland highlights local economic benefits, including increased spend, additional employment (including property management, cleaning, and maintenance), and support for tourism-related services. The flat is located in Ayr town centre, providing guests with convenient access to local services and amenities, and the Operational Statement confirms use of local cleaning services.”

“25/00687/APP - 32 A Kyle Street, Ayr, South Ayrshire, KA7 1RZ (Change of us e f rom Class 9 dwellinghouse to short-term let accommodation) Fol lowing discussions, The P anel D ecided: that the application is approved subject to the following conditions: ( 1C) That the development hereby permitted must be begun within three years of the date of this permission.”

“(3R) To define the terms of this planning permission, and to retain proper planning control over the development. List of Determined Plans: Drawing - Reference No (or Description): Floor Plan Drawing - Reference No (or Description): Location Map Other - Reference No (or Description): Operational Statement Reason for Decision: The proposed change of use proposal is supported by the framework of planning policy including National Planning Framework 4 and Local Development Plan…”