Hundreds of Edinburgh holiday lets operating without planning permission

Summarised from 3 outlets · Updated 21 Oct, 19:08 · Archive

Analysis shows 800 of Edinburgh's 1,754 licensed short-term lets have been refused planning permission but continue operating.

Analysis from housing campaigners shows that 800 of Edinburgh's 1,754 entire homes licensed as short-term lets (STLs) have had planning applications refused. Despite these rejections, the properties continue to operate and advertise through websites such as Airbnb because they hold a licence to do so.

New laws introduced in 2023 require anyone providing STL accommodation to hold a licence or face a ban and fine of up to £2,500. Properties must also obtain planning permission if the owner does not live in the property regularly. The rules apply to all STLs started after September 2022, when Edinburgh introduced a control zone, and to some properties which had already converted before that date.

Campaigners are pressing Edinburgh City Council to make fuller use of its enforcement powers, which include fining owners who operate without planning permission. Industry insiders claim that every full house is now expected to have planning consent, and that the majority of applications are rejected.

Concerns about short-term lets have focused on their impact on housing availability and community life. At one recent planning hearing, councillors rejected three applications for holiday lets at 219 High Street in the Old Town, contrary to officers' recommendations. Neighbours objected that the conversions would harm community cohesion and reduce housing stock, with one resident noting the 'corrosive' impact of the short-term letting industry on tenement housing.

Edinburgh City Council said its licensing policy was helping to ensure holiday lets were safe and properly regulated. The Scottish Greens have criticised both the council and the Scottish Government, describing the gap between licensed properties and those with planning permission as a 'huge' loophole that needs closing.

How it is being reported

• Edinburgh city centre holiday lets refused by councillors amid 'tipping point'Councillors worried the holiday lets would contribute towards "erosion on the character” of the Old Town conservation area.Edinburgh Live · 21 Oct, 16:41
• New data exposes Edinburgh's holiday-let planning gap as government told to close 'huge' loopholeThe Scottish Greens have criticised Edinburgh council and the Scottish Government after analysis revealed a large majority of short-term lets in the Scottish capital do not have planning permissionEdinburgh Evening News · 21 Oct, 12:40
• Hundreds of holiday lets operating without planning permissionHundreds of holiday-let properties are operating in Edinburgh despite being refused planning permission, new figures show.BBC Edinburgh East And Fife · 19 Oct, 22:50

In this story: Edinburgh · Edinburgh City Council · Scottish Government · Scottish Greens · Airbnb

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