Almost 90 percent of Airbnb-style planning applications rejected in Edinburgh
Hey there, renters! Did you know that nearly 90% of planning applications to convert properties into Airbnb-style accommodations in Edinburgh have been rejected since new rules were announced in 2022? That’s right; according to a freedom of information request by the Gilson Gray law firm, out of the 632 planning applications made to the council in the last two years, 566 were refused!
A Tough Road for Landlords
Those who want to run a short-term let must first apply for planning permission before applying for the licence, which is quite a tall order! New operators are required to jump through all these hoops before they can even start considering a license. The consequences of failure? A fine of £2,500! For those who fail to comply with the regulations, a hefty fine of £2,500 is the order of the day!
The License vs Planning Permission Conundrum
Did you know that those who needed planning permission had a miserable success rate of just 10%, whereas those with a certificate of lawfulness had a significantly higher chance of getting approval, standing at 75%?
Gilson Gray’s Insight
Solicitor and licensing specialist, Karen Gatherum, at Gilson Gray had this to say about the situation:
“The number of rejected planning applications for short-term lets lays bare the disconnection between the licensing and planning processes because of the way the legislation has been written. Securing a license was made out to be the difficult part of the process for short-term lets operators and received most attention, but planning has turned out to be the issue – 90% of the planning applications made have been rejected.”
An Unwelcoming Environment
According to Karen Gatherum, it’s become an increasingly uphill battle for short-term lets operators:
“The rules mean those wishing to buy a property to let out on a short-term basis “may want to seriously reconsider.” It’s taking up to nine months to determine licenses and up to six months for planning – during which time you’ll be unable to operate and, in all likelihood, you will be rejected on one side of the process.”
The Human Face of the Dispute
One frustrated landlord, who wanted to remain anonymous, shared his story:
“I’ve been letting my flat out since June 2022 for the periods while I’m away on business or returning home, with no issues before the introduction of the new system. When it came into effect, I applied for and was granted a home letting licence from February 2024 to continue operating on that basis. However, at the beginning of May 2024 – less than 80 days after receiving my licence – I was served with an enforcement notice by the council requiring me to cease all short-term letting activities by May 30, because I need planning permission to operate.”
Karen Gatherum reiterates the importance of clarity:
“These cases should not require planning permission, as there is no material change of use – but many of them are being served with an enforcement notice. There needs to be clearer communication and consistency about the process, who it affects, and in what way.”