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Do you need planning permission for Airbnb in Edinburgh? (And what plans are required)

Edinburgh is a short-term let control area. Learn when Airbnb use needs planning permission, and the exact plans and drawings the council expects with an application.

If you are planning to run an Airbnb in Edinburgh, planning permission is often required. Edinburgh is designated as a short-term let control area, which means using an entire dwelling that is not your principal home for short-term letting is treated as a material change of use and normally needs planning permission.

This guide explains when permission is needed and, crucially, which plans the City of Edinburgh Council expects with an application so you can avoid validation delays.

Short answer

• If the property is not your principal home and is used as a full-time short-term let, planning permission is normally required in Edinburgh.
• Home sharing or home letting in your principal home is treated differently, but you should confirm your circumstances.
• Edinburgh requires specific plans with STR applications, including a 1:1250 location plan and scaled floor plans.

Why Edinburgh is different

The City of Edinburgh Council area is a designated short-term let control area. Since 5 September 2022, using a dwellinghouse that is not your principal home as a short-term let is deemed a material change of use requiring planning permission.

That is why an Airbnb in Edinburgh is treated more like a change of use application than a casual residential use. Licensing and planning are separate requirements, so you may need both.

Planning permission vs licensing (both may apply)

Planning permission deals with land use (whether a short-term let is an acceptable use of the property). Licensing covers the safety and management standards for operating a short-term let. In Edinburgh you often need both, and the planning decision is separate from the licence decision.

When permission is usually required

• You are letting an entire dwelling that is not your principal home.
• The property is used primarily as a short-term let rather than normal residential use.
• The use began after the control area date, or the council considers it a material change of use.

When permission may not be required

• Home sharing: you are letting rooms in your own home while you live there.
• Home letting: you let your principal home for short periods while you are away.
• Existing lawful use: you may be able to apply for a certificate of lawfulness if the use pre-dates the control area or meets specific criteria.

What plans are required for an Edinburgh STR application

Edinburgh’s short-term let planning application guidance specifies the plans and information needed. The core items include a location plan and scaled floor plans with specific details shown.

1) Ordnance Survey location plan (1:1250)

• OS-based location plan at a scale of 1:1250.
• Red line boundary clearly marking the application site.
• Enough surrounding context to identify the property.
• Include a scale bar and north point (best practice for validation).

2) Existing and proposed floor plans (1:50 or 1:100)

• Scaled floor plans at 1:50 or 1:100.
• All window and door openings.
• Internal room divisions and current use of rooms.
• In flatted properties, show the relationship to the common stair, neighbouring properties, and which floor the property is on.
• Include an accurate scale bar.

Other information commonly required

• Floor area of the property in square metres (used for fees).
• A short statement on how the proposal complies with National Planning Framework 4 Policy 30(e) on short-term lets.
• Any additional information requested in the council validation guidance.

Common plan issues that delay validation

• Submitting a screenshot instead of a true 1:1250 OS plan.
• Missing or unclear red line boundary.
• Floor plans marked 'not to scale'.
• Scale shown but no scale bar.
• Floor plans that do not show room uses or door/window openings.

Practical checklist for Airbnb applicants in Edinburgh

• Confirm whether the property is your principal home.
• If not, plan for a change of use application.
• Prepare a 1:1250 OS location plan with a red line boundary.
• Prepare 1:50 or 1:100 floor plans with scale bars and room uses.
• Check the council’s STR application requirements and validation guidance.
• Avoid screenshots and export clean PDFs.

How Butler Floorplan helps

Butler Floorplan helps you generate compliant location plans and scaled floor plans quickly, with correct scales, red line boundaries, and scale bars. This makes it easier to meet Edinburgh’s STR submission requirements without delays.