An Edinburgh Airbnb 'Superhost' has lost the right to use his flat as a short-term let, as he warned the council's decision would have a "significant impact".
A request for change of use of the property which overlooks Leith Walk was submitted to the authority ahead of stricter regulations taking effect from later this year, which will require operators of holiday lets to have planning permission in place.
However the plans were refused over fears guests regularly coming and going would disturb neighbours - despite owner Andrew French, who has been running the flat as a short term let for over a year, highlighting his status as an Airbnb "Superhost" with an "almost perfect host rating".
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And following an appeal, that decision was upheld by councillors, which could force the host to remove the two-bed flat at Dicksonfield from the popular short-term letting site.
However, Mr French now has the option to take his case to the Scottish Government in a last-ditch attempt to overturn the ruling of Edinburgh City Council.
In a plea to members of the council's planning appeals committee, he said: "The shared stairs only affects two properties (ours and a neighbour) but no one needs to walk past the neighbours door as we are the first flat at the top of the stairs. We have had no complaints, and we usually have the property let out.
"The decision to deny us what we've been doing successfully for quite some time will have a significant impact on us," he added.
Speaking at the committee, planning officer Gina Bellhouse said: "The use of the property as a short-term let would likely introduce an increased frequency of movement both to the flat and to the area at unsociable hours.
"The two-bedroom short stay use would enable four or more visitors to stay at the premises for a short period of time on a regular basis throughout the year.
"There's also no guarantee that guests would not come and go frequently throughout the day and night and transient visitors may have less regard for neighbours amenity."
Green councillor Chas Booth admitted he had "some sympathy for the applicant". He added: "Obviously this looks on to Leith Walk and therefore the character of Leith Walk is very busy and therefore there's likely to be less impact of a short-term let.
"However, the fact that it does share a stair with another residential development, even though the visitors won't be going past the other resident's door, nonetheless there is potential there to have an impact on residents.
"The officers' decision is sound and we should uphold it."
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