Key findings
- High refusal rate: Excluding commercial conversions, 97.2% of all ‘traditional’ Short Term Let (STL) applications were refused, indicating a strong policy presumption against converting residential property to short‑term lets. The vast majority of these have been previously granted full STL licences by the City of Edinburgh Council (CEC>. Of the remaining 2.7% granted planning permission, all permissions were heavily restricted to limited durations.
- The vast majority of addresses with planning applications already hold STL licences from CEC, meaning operators have incurred considerable expense obtaining a licence from the licensing department, only to be subsequently refused permission to operate.
- Out of all 172 applications decided in 2025, 140 (81.4 %) were refused, The refusal rate is even higher in committee decisions (106/112, 94.6 %).
- Officer approvals focus on commercial conversions: Of the 26 officer‑approved applications, almost all involved conversions of offices or other non‑residential buildings into serviced apartments. Examples include 20 Stafford Street (office to serviced apartments), 27 Rutland Square (offices to serviced apartments), 1 & 3 Huntingdon Place (office buildings to serviced apartments) and 102 Restalrig Road (office building to six holiday flats). These schemes were seen as re‑use of commercial space rather than loss of homes.
- Limited approvals for residential properties: Only **four “**residential” properties received planning permission for short‑term letting in 2025:
- a flat at 15 Coltbridge Millside – granted for only 6 weeks per year.
- 612A Old Dalkeith Road – a conditional grant due to personal circumstances that will not be carried forward to any subsequent owner.
- 8 Lower Gilmore Place – conditionally granted between May and August ****(student accomodation).
- PF1 19 Royal Park Terrace – conditionally granted for a minimum of 28 day stays.
- Large number of short‑term let refusals in the Old Town/New Town: Many refused applications were located in the historic core popular and in high demand from visitors to Edinburgh (e.g., West Bow, Lawnmarket, Jeffrey Street, Queen Street, Castle Wynd, Grassmarket). Reasons often cited harm to amenity and loss of ‘residential’ housing stock.
Summary statistics
| Metric | Count | % of total |
|---|---|---|
| Total FULSTL applications decided in 2025 | 172 | — |
| – Decisions by Development Management Sub‑Committee | 112 | 65.1 % |
| – Decisions by planning officers | 60 | 34.9 % |
| Granted applications | 32 | 18.6 % of all decisions |
| – Grants decided by committee | 6 | 5.4 % of total |
| – Grants decided by officers | 26 | 15.1 % of total |
| Refused applications | 140 | 81.4 % of all decisions |
| – Refusals by committee | 106 | 61.6 % of total |
| – Refusals by officers | 34 | 19.8 % of total |
Nature of granted applications
| Category of granted application | Count | Share of grants |
|---|---|---|
| Conversions from offices/other non‑residential uses to serviced apartments or holiday lets | 27 | 84.4 % of all grants |
| Conversions from residential houses/flats to short‑term lets | 4 | 15.6 % of all grants |
Conclusion
The data for 2025 show that Edinburgh’s planners maintained a restrictive stance toward short‑term lets, with over four‑fifths of applications being refused. The few approvals were mostly commercial conversions rather than new short‑term lets in existing homes.
Exluding commerical conversions, only 4 ‘residential’ to STL grants were heavily restricted.
DATA
Development Management Sub‑Committee – FULSTL applications in 2025
Summary
In 2025 the Development Management Sub‑Committee considered dozens of applications to change residential properties into short‑term let accommodation. All applications have been existing short term let licences.
With only a few exceptions that were conversions from commercial premises or limited duration permission (e.g., North Lodge, 8 Lower Gilmore Place, 612A Old Dalkeith Road, 7 Baxter’s Place and PF1 19 Royal Park Terrace), all FULSTL applications were recommended for refusal.
| Meeting date & venue | Address and description of application | Decision (Chief Planning Officer recommendation) |
|---|---|---|
| 22 Jan 2025 – City Chambers | Flat 1 15 Coltbridge Millside, Edinburgh – change of use to short‑term let for six weeks per year | Granted |
| 110 Spring Gardens, Edinburgh – change of a small residential flat to a short‑term let | Refused | |
| 5 Feb 2025 – City Chambers | Basement Flat 6A Huntly Street – retrospective planning permission for use as a short‑term let | Refused |
| 26 Feb 2025 – City Chambers | North Lodge, Bonnington, Wilkieston – change of use to short‑term let | Granted |
| 11 Shore Road, South Queensferry EH30 9SG – change of house to short‑term let | Refused | |
| 8 William Street North West Lane – change of use to short‑term let | Refused | |
| 26 Mar 2025 – City Chambers | 7 Kemp Place EH3 5HU – retrospective change of use to short‑term let | Refused |
| 11 King’s Stables Lane EH1 2LQ – change from residential to short‑term let | Refused | |
| 612A Old Dalkeith Road EH16 4SW – change of use from cottage to short‑term let | Granted | |
| Flat 22 5 Portland Gardens EH6 6NQ – retrospective change of use to short‑term let | Refused | |
| 30 Apr 2025 – City Chambers | 15A Dundas Street – use of property as serviced apartment (short‑term let) | Refused |
| 26 East Preston Street – short‑term let use | Refused | |
| Flat 18 1B Grassmarket – short‑term let use | Refused | |
| 4B Northumberland Street South East Lane – change of use to short‑term let | Refused | |
| 2F1 19 Queen Street – change of use to short‑term let | Refused | |
| 21 May 2025 – City Chambers | GF 2A Albany Street EH1 3QB – change of use to short‑term let | Refused |
| GF 5 Grosvenor Gardens EH12 5JU – short‑term let application | Refused | |
| 3F3 8 Jeffrey Street EH1 1DT – change of use to short‑term let | Refused | |
| 3F1 457 Lawnmarket EH1 2NT – short‑term let application | Refused | |
| 14A Leopold Place EH7 5LB – use as short‑term let | Refused | |
| PF1 9 Piersfield Grove EH8 7BU – short‑term let use | Refused | |
| 16C Scotland Street EH3 6PX – short‑term let application | Refused | |
| 13 Waverley Park EH8 8ER – change of use to short‑term let | Refused | |
| Flat 3 112B West Bow EH1 2HH – short‑term let use | Refused | |
| 28 May 2025 – City Chambers | Flat 10 15 Allanfield Place – change of use to short‑term let | Refused |
| 18 Atheling Grove, South Queensferry – short‑term let use | Refused | |
| Flat 2 56 Candlemaker Row – short‑term let application | Refused | |
| 1F2 3 Castle Wynd North / 386 Castlehill – change to short‑term let | Refused | |
| 20 Cordiner’s Land – short‑term let use | Refused | |
| GF1 12 Cumberland Street – change to short‑term let | Refused | |
| Flat 8 4 Dicksonfield – short‑term let use | Refused | |
| Flat 3 67B Dundas Street – change of use to short‑term let | Refused | |
| 1F 59 Frederick Street – short‑term let application | Refused | |
| 2F2 8 Jeffrey Street – short‑term let use | Refused | |
| Flat 6 35 Leith Street – change of use to short‑term let | Refused | |
| Flat 14 35 Leith Street – short‑term let application | Refused | |
| 2F3 18 Milton Street – short‑term let use | Refused | |
| Flat 4 74 Portobello High Street – change of use to short‑term let | Refused | |
| 20 Randolph Lane – short‑term let application | Refused | |
| Flat 3 140 Rose Street – change of use to short‑term let | Refused | |
| 11 Jun 2025 – City Chambers | 30A Alva Street – use as short‑term let | Refused |
| Flat 7 1 Fleshmarket Close / 199 High Street – change of use to short‑term let | Refused | |
| 2F2 19 Gayfield Square – short‑term let application | Refused | |
| 1F1B 53 George Street – change of use to short‑term let | Refused | |
| 3F1 76 Grassmarket – change of use to short‑term let | Refused | |
| Flat 12 1B Grassmarket – short‑term let use | Refused | |
| 8 Lower Gilmore Place – use as short‑term holiday let | Granted | |
| 1F2 68 Montpelier Park – change of use to short‑term let | Refused | |
| PF1 19 Royal Park Terrace – change of use to short‑term let | Granted | |
| 2F2 4 Springvalley Terrace – short‑term let application | Refused | |
| Flat 7 54 St Mary’s Street – change of use to short‑term let | Refused | |
| 4F3 15 St Mary’s Street – short‑term let application | Refused | |
| 25 Jun 2025 – City Chambers | 7 Baxter’s Place – conversion to serviced apartments (short‑term let) | Granted |
| 4 Broughton Street Lane – retrospective change to short‑term let | Refused | |
| 47 Brunswick Street – change of use to short‑term let | Refused | |
| Flat 7 234 Canongate – short‑term let application | Refused | |
| 33 Dublin Street Lane North – change to short‑term let | Refused | |
| GF1 28 East Preston Street – short‑term let use | Refused | |
| Flat 1 15 Great Stuart Street – change to short‑term let | Refused | |
| Flat 2 7 Moray Park Terrace – short‑term let application | Refused | |
| Flat 4 4 Old Assembly Close – use as short‑term let | Refused | |
| Flat 3 12 Robertson’s Close – change of use to short‑term let | Refused | |
| Flat 6 34 Simpson Loan – short‑term let application | Refused | |
| 1F1 4 Upper Bow – change of use to short‑term let | Refused | |
| 1F1 66 Whitson Road – short‑term let application | Refused | |
| 6 Aug 2025 – City Chambers | 1F3 107 Broughton Road – retrospective short‑term let | Refused |
| 79B Comely Bank Avenue – short‑term let application | Refused | |
| Flat 2 2 Cowgatehead – change of use to short‑term let | Refused | |
| Flat 22 5 Drummond Street – short‑term let use | Refused | |
| 2F2 56 Dublin Street – retrospective short‑term let | Refused | |
| 1F2 13 Gladstone Terrace – short‑term let application | Refused | |
| 2F3 47 George IV Bridge – change of use to short‑term let | Refused | |
| 22 Hawthornbank Lane – short‑term let application | Refused | |
| 55 McDonald Road – change of use to short‑term let | Refused | |
| Flat 2 4 Old Assembly Close (172 High Street) – short‑term let use | Refused | |
| Flat 2 19 Old Fishmarket Close (190 High Street) – short‑term let application | Refused | |
| 3F2 40 St Mary’s Street – change of use to short‑term let | Refused | |
| Flat 3 8 Stead’s Place – short‑term let application | Refused | |
| 3F2 25 Waverley Park – change of use to short‑term let | Refused | |
| 405 Webster’s Land – short‑term let application | Refused | |
| Flat 5 30 West Crosscauseway – change to short‑term let | Refused | |
| 20 Aug 2025 – City Chambers | 3F2 13 Bank Street – short‑term let application | Refused |
| Flat 5 19A Brunswick Road – change of use to short‑term let | Refused | |
| 16B Calton Hill – change to short‑term let | Refused | |
| GF1 26 Calton Hill – short‑term let use | Refused | |
| 1F 129 Canongate – change to short‑term let | Refused | |
| 7 Cordiner’s Land – short‑term let application | Refused | |
| 15A Cornwall Street – change of use to short‑term let | Refused | |
| 1F1 6 Drumdryan Street – short‑term let application | Refused | |
| 29A Dundas Street – change to short‑term let | Refused | |
| 162A Dundas Street – short‑term let use | Refused | |
| Flat 11 87 East London Street – change of use to short‑term let | Refused | |
| 1A Gayfield Street – short‑term let application | Refused | |
| 2F1 56 Grove Street – change to short‑term let | Refused | |
| 32A Haddington Place – short‑term let use | Refused | |
| 21 Hawthornbank Lane – change of use to short‑term let | Refused | |
| 1F1 9 High Street – short‑term let application | Refused | |
| 87 Iona Street – change of use to short‑term let | Refused | |
| Flat 2 20 Jamaica Mews – short‑term let use | Refused | |
| 1 King’s Stables Lane – change of use to short‑term let | Refused | |
| 1F3 60 St Mary’s Street – short‑term let application | Refused | |
| Flat 2 43 New Street – change of use to short‑term let | Refused | |
| Flat 4 2 North Charlotte Street – short‑term let use | Refused | |
| 7 Northumberland Place – change to short‑term let | Refused | |
| GF 33 Northumberland Street – short‑term let application | Refused | |
| 1F1 11 Ormiston Terrace – change of use to short‑term let | Refused | |
| Flat 2 19 Rose Lane – short‑term let application | Refused | |
| 1F2 116 Rose Street – change to short‑term let | Refused | |
| 1A Royston Terrace – short‑term let use | Refused | |
| 12 Royston Terrace – change to short‑term let | Refused | |
| 301 Webster’s Land – short‑term let application | Refused | |
| 1F2 3 Yardheads – change to short‑term let | Refused | |
FULSTL applications in 2025 not considered by the Development Management Sub‑Committee
Additional FULSTL decisions (officer level)
The following table summarises FULSTL applications where decisions were issued by planning officers in 2025 rather than the committee. The table shows the property address and whether the application was granted or refused.
| Address (Edinburgh unless noted) | Decision | Evidence |
|---|---|---|
| 99 East London Street EH7 4BF | Granted | Portal result lists an application to convert offices at 99 East London Street to a short‑term let, with status Application Granted |
| Cockdurno Hostel, 7 Cockburnhill Road, Balerno EH14 7HZ | Granted | Search page shows a proposal to convert an agricultural building at Cockdurno Farm to 7 holiday lets; status Application Granted |
| 5 Lindsay Road EH6 4DT | Refused | A retrospective application to use a ground‑floor flat at 5 Lindsay Road as a short‑term let is marked Application Refused |
| 20 Stafford Street EH3 7BD | Granted | The portal lists a proposal to change an office at 20 Stafford Street into serviced apartments, showing Application Granted |
| Flat 5, 5 Warriston Road EH3 5LQ | Refused | An application for short‑term let use of Flat 5 at 5 Warriston Road is recorded as Application Refused. |
| Flat 4, 12 Calder View (EH11 4HX) | Refused | A planning application to convert a flat at 12 Calder View to short‑term let use, with status Application Refused |
| 2F2, 1 South Charlotte Street EH2 4AN | Granted | A retrospective change of office space at 2F2 1 South Charlotte Street to a short‑term let; status Application Granted |
| 1F2, 1 South Charlotte Street EH2 4AN | Granted | Another application for a different unit (1F2) at the same address is also Application Granted |
| 1F4, 1 South Charlotte Street EH2 4AN | Granted | Application for storage space to short‑term let at 1F4 1 South Charlotte Street shows Application Granted |
| 2F3, 1 South Charlotte Street EH2 4AN | Granted | A proposal to use second‑floor office space at the same building as a short‑term let is Application Granted |
| 115 Pitt Street EH6 4DE | Refused | 115 Pitt Street indicates the change of use from a dwelling house to a short‑term let was Application Refused |
| 3F3, 11 Rossie Place EH7 5SE | Refused | The advanced search shows a retrospective change of use for the flat at 11 Rossie Place; decision Application Refused |
| Flat 1, 10 Calder Gardens EH11 4JD | Refused | An application to convert a flat at Calder Gardens to a short‑term holiday let is recorded as Application Refused |
| Flat 5, 25 Stenhouse Gardens EH11 3LS | Refused | The portal shows the change of use of a flat in Stenhouse Gardens to a short‑term let was Application Refused |
| 10 Old Tolbooth Wynd EH8 8EQ | Refused | A proposal to convert a ground‑floor office at Old Tolbooth Wynd to two studio short‑term lets is marked Application Refused |
| Flat 1, 21B Abercromby Place EH3 6QE | Refused | A change of use from residential to short‑term let at this address with status Application Refused |
| 78B Queen Street EH2 4NF | Refused | Application to change a residential unit at 78B Queen Street into a short‑term let is shown as Application Refused |
| 22 Learmonth Crescent EH4 1DE | Refused | A proposal to convert a residential flat at Learmonth Crescent to a short‑term let is listed with Application Refused |
| 27 Rutland Square EH1 2BW | Granted | The application to change offices at 27 Rutland Square to serviced apartments is recorded as Application Granted |
| 2 Dean Path EH4 3BA | Refused | The portal shows the proposed extension and change of use from office to short‑term let at 2 Dean Path was Refused |
| 1F10 & 1F20 2 Commercial Street EH6 6JA | Granted | A proposal to convert these office units in North Leith to serviced apartments was Application Granted |
| 2F, 2 Albyn Place EH2 4NG | Refused | The resubmission to confirm short‑term let use of a residential flat at this address is Application Refused |
| 4 Rutland Court Lane EH3 8ES | Refused | Change of use from flat to short‑term let at this address is listed as Application Refused |
| 1F2, 37A Thistle Street EH2 1DY | Refused | A proposal to let a residential flat at Thistle Street for short‑term use is shown as Application Refused |
| 192 Pleasance EH8 9RT | Granted | Planning application to convert a former social club at 192 Pleasance into serviced apartments shows Application Granted |
| 1 & 3 Huntingdon Place EH7 4AT | Granted | Two applications converting offices at Huntingdon Place into short‑term lets are both marked Application Granted |
| Flat 6, 90 Princes Street EH2 2ER | Refused | The conversion of a residential unit at Princes Street into a short‑term visitor accommodation was Refused |
| 2F3, 20 Fountainhall Road EH9 2NN | Refused | A change of use from residential flat to short‑term let at Fountainhall Road is shown as Application Refused |
| 1F2, 45 Frederick Street EH2 1EP | Granted | Application to change offices to a short‑term let at 45 Frederick Street is Granted |
| 12 Saughton Park EH12 5TD | Refused | The portal records a proposal to use this property as a short‑term let as Application Refused |
| 38A William Street EH3 7LJ | Granted | Application to use the former restaurant at 38A William Street as a serviced apartment is Granted |
| 7 Porteous’ Pend EH1 2HP | Granted | The change from office/garage to short‑term let at Porteous’ Pend is Granted |
| 10 Spittal Street EH3 9DX | Granted | A retrospective application to convert a gentlemen’s club at Spittal Street to short‑term let use is Granted |
| 31 Bernard Street EH6 6SH | Granted | Proposal to change commercial office space at 31 Bernard Street into a holiday let is Granted |
| 48 Thistle Street South West Lane | Granted | Conversion of a commercial garage at 48 Thistle Street S.W. Lane into two serviced apartments with status Granted |
| 110 Saughton Road North EH12 7DR | Refused | A short‑term let application at 110 Saughton Road North is shown as Refused |
| Flat 3 2 Chessell’s Court, 240 Canongate EH8 8AD | Refused | Change of use of a flat at Chessell’s Court to a short‑term let is Refused【 |
| 150 St John’s Road EH12 8AY | Granted | Application to convert an office at this address into six short‑term let apartments is Granted |
| 18 Larchwood Square EH12 8WT | Refused | A proposal to use a property at Larchwood Square as a short‑term let was Refused |
| 59 Queen Street EH2 3NS | Granted | A change of use from restaurant to serviced apartments at 59 Queen Street is marked Granted |
| 24 Canning Street EH3 8EG (Janitor’s building) | Granted | A proposal to alter the former janitor’s building at 24 Canning Street into serviced apartments with status Application Granted |
| Flat 1, 81 Grove Street EH3 8AB | Refused | A retrospective application to use a flat at 81 Grove Street as a short‑term let is Refused【 |
| 102 Restalrig Road EH6 7PD | Granted | Conversion of an office building to six short‑term holiday flats at 102 Restalrig Road is recorded as Granted |
| 29 Warrender Park Road EH9 1HJ | Refused | Change of use from a ground‑floor three‑bedroom flat to a short‑term let at Warrender Park Road is Refused |
| 89–89A George Street EH2 3ES | Granted | A comprehensive redevelopment at 89–89A George Street including serviced apartments is shown as Granted |
| Flat 2, 9 South Charlotte Street EH2 4AS | Granted | An application for a 2‑bed short‑term let unit (retrospective) at this restaurant address is listed as Granted |
| 1F1, 37A St Leonard’s Street EH8 9QN | Refused | Re‑submitting a short‑term let application for this flat resulted in a Refused decision |
| 24 Canning Street EH3 8EG (new 3‑storey building) | Granted | A proposal to erect a new three‑storey building with three serviced apartments on the eastern boundary of 24 Canning Street is Granted |
| 19 Walker Street EH3 7HX | Granted | The resubmission to change an office at 19 Walker Street into serviced apartments shows Application Granted |
| 51–53 Lanark Road EH14 1TL | Granted | An application to convert commercial offices at 51–53 Lanark Road into serviced apartments is Granted |
| 67 Viewforth EH10 4LQ | Refused | A retrospective change of use of a flat at 67 Viewforth to short‑term let use with decision Refused |
| 3 Ratho Park Steading, Ratho Park Road, Newbridge EH28 8TF | Refused | A retrospective application for short‑term let use of a property at Ratho Park Steading is Refused |
| GF1 25 Roseneath Place EH9 1JD | Refused | Changing a ground‑floor flat at 25 Roseneath Place to a short‑term let is listed as Refused |
| 41 High Street, Queensferry EH30 9HN | Refused | Proposal to convert a brick storage unit at 41 High Street, Queensferry to a short‑term holiday let was Refused |
| 3F2 77 Pleasance EH8 9TG | Refused | The portal notes the change of use of the flat at 77 Pleasance to a short‑term let was Refused |
| PF2 50 North Junction Street EH6 6HP | Refused | An application to convert Flat 2 of 50 North Junction Street into a short‑term let is recorded as Refused |
| 1F1A 53 George Street (New Town) | Refused | A proposal for a different unit (1F1A) at 53 George Street; the status is Application Refused |
| 2F4 9 Home Street (Tollcross) | Refused | A proposal to change a flat at 9 Home Street to a short‑term let is shown as Refused |
| 320 Gorgie Road EH11 2RN | Refused | Conversion of premises at 320 Gorgie Road to short‑term let use is recorded as Refused |
| 2 Learmonth Crescent EH4 1DE | Refused | The portal lists a short‑term let application at 2 Learmonth Crescent with decision Refused |
Notes
- Only applications where a decision had been made (granted or refused) were included; cases awaiting decision or withdrawn were excluded.
- Many applications were resubmissions of earlier proposals (e.g., Walker Street, Albyn Place, Canning Street). The table lists decisions as recorded on the planning portal.
- Addresses already considered by the Development Management Sub‑Committee (see previous report) were removed to avoid duplication.
