Since 2022, new rules have led to a high rejection rate for planning applications for Airbnb-style accommodation in Edinburgh. According to data from a freedom of information request by the Gilson Gray law firm, nearly 90% of the 632 planning applications for short-term lets in the last two years were refused by the council.
Landlords must now apply for licenses to operate short-term lets, with a fine of £2,500 for non-compliance. In Edinburgh, new operators must also apply for planning permission before getting a license. However, properties used as short-term lets for more than 10 years require a certificate of lawfulness instead of planning permission, with a success rate of 75% compared to 10% for those needing planning permission.
Karen Gatherum, a solicitor at Gilson Gray, highlighted the disconnect between licensing and planning processes due to legislation, resulting in a high rate of rejected planning applications. She advised potential property buyers to reconsider due to long processing times and high chances of rejection.
The cost of submitting planning permission is around £600 per 100 square meters of floorspace, with additional requirements depending on the local authority. One Edinburgh landlord faced a planning enforcement notice despite renting his primary residence while abroad on business. Despite being granted a home letting license, he was required to cease short-term letting activities due to the need for planning permission.
The landlord’s appeal was unsuccessful, leading to frustration over the complex and lengthy process. Gatherum emphasized the need for clearer communication and consistency in the process to avoid unnecessary enforcement notices for properties with no material change of use.
Overall, the high rejection rate for Airbnb-style planning applications in Edinburgh highlights the challenges faced by landlords in navigating the licensing and planning requirements. The case of the landlord serving his primary residence for short-term lets underscores the complexities and frustrations associated with the current system. Clarity, communication, and consistency are essential to ensure a smoother process for property owners seeking to operate short-term lets in compliance with regulations.
