Edinburgh locals set for victory in fight against plans for guesthouse on quiet lane

hardwell close
-Credit: (Image: Google maps)


Plans for a guesthouse on a quiet Edinburgh lane are set to be refused after residents previously won a fight against a hostel to occupy the same building.

The site, at 15-23 Hardwell Close, has attracted interest in the past to transform the office building into a 21-bedroom hostel. After the proposals were refused, new plans for a guesthouse were submitted.

The applicant, Hardwell Holdings Limited, is set to suffer another setback with revised plans to be refused by councillors during Wednesday's Development Management Sub Committee meeting.

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The description for the development was is for offices to be converted into a guesthouse with 18 bedrooms in total and a mix of single and double bed options, spread across two floors.

The application also proposed a shared resident's lounge, an internal space to accommodate smokers and an employee's office. External changes to the property include the removal of an existing garage door which will be infilled and replaced by a new window opening.

However, council planners say the proposal is "unacceptable" with regards to special character and appearance of the conservation area.

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The meeting's agenda reads: "The proposal is acceptable with regards to Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997. It is compatible with and has special regard to the desirability of preserving the special character and appearance of the conservation area.

"However, the proposal is unacceptable, as it is contrary to LDPPolicy Hou 7 due to the impact that the development would have on residential amenity. The proposal would have a materially detrimental impact on residential amenity by virtue of noise and disturbance from guests."

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In October 2023 we reported how nearby residents won a fight against plans to transform the building into a hostel. Edinburgh Council refused change of use of the site, off Pleasance, as city planners ruled visitors would have potential to cause “noise and disturbance, particularly late in the evening”.

One local resident of over 30 years, whose balcony overlooks the rear of the office, said in response to the plans: “I would inevitably be exposed to unpredictable levels of noise and disturbance.”

They said: “I have always been thankful for the quiet environment away from the noise of traffic and passersby on the Pleasance.”