Plans to turn abandoned Edinburgh office into B&B to be granted despite local outrage

Plans for an abandoned office building in an Edinburgh community to be turned into a bed and breakfast are set to be approved - despite outraged locals objecting to the proposals.

In February 2024, plans were put forward by Shosha Properties to convert the vacant Baird House at 12 Newtoft Street, Gilmerton, into a 14-bedroom B&B.

Within a short period of time, dozens of objections were submitted by locals residents and businesses with 61 taking issue with the plans and just seven submitting a response in support.

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However, council planners maintain the development will "preserve the special character and appearance of the conservation area" and have recommended the development go ahead.

The building has lain vacant for some time and was formerly in use as office space. It is a two-storey structure built in the late 1880s and is surrounded by predominantly residential homes and flats.

Access to the site is taken from Newtoft Street, with an access located on the north-east of the site. The detached building has an eighteen-space carpark located to the north, with a garage located on the west of the site. Landscaped areas are located to the east, south and west of the site.

The applicant has identified the building as an opportunity to breathe new life into the Gilmerton community and hopes to reopen it as a 14-bedroom bed and breakfast with associated internal works and limited external alterations.

Cycle parking is proposed within an existing garage on site to accommodate eight standard bike and two non-standard. The existing car park with eighteen parking spaces is to be retained. No increase in carparking is proposed.

Three of the eighteen car parking spaces are to be designated for disabled users and three charging points are proposed for electric cars. Bin and recycling facilities are also shown within the car park.

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Responding to the plans, one resident wrote: "This area is already overrun with new people that cannot get a doctor's or dentist appointment in the area because of all the new houses and then there is the schools that are already past capacity where children especially ASN children are being let down permanently. We do NOT need a B&B or hostel in this area."

A nearby resident echoed this, writing: "I fear this will attract unwanted antisocial behaviour and crime to the area. I am concerned that the business may apply for an alcohol license in future further intensifying these issues.

"Additionally it is primarily a well established residential neighbourhood. There are no other businesses operating 24/7 and I would be concerned about additional foot traffic and noise pollution. The doctors surgeries and pharmacies in the area are already severely over subscribed and under staffed and this business would add additional undue burden of many temporary patients."

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However, justifying their decision to recommend approval, planners wrote: "The works will preserve the special character and appearance of the conservation area. The proposals are acceptable with regards to Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

"The proposal complies with the Edinburgh Local Development Plan and NPF4. An infringement of Tra 2 is acceptable in this case as the proposal relates to a change of use and will not increase car parking. The proposed scheme is in an accessible location and will be compatible with surrounding uses.

"The proposal will not have a negative impact on residential amenity or the road network. The proposal is acceptable. There are no material considerations that outweigh the conclusion above."