The application for the new driveway and double garage was granted on 11 January 2019. In its decision notice, the planning department stated:
"The proposal, by way of its scale and positioning, will maintain the existing rhythm of the street, preserving its open and spacious character and punctuation between buildings. The layout and scale of this proposal is in keeping with the spatial pattern of the surrounding area, and the proposal would preserve the character and appearance of the conservation area.It would not have a detrimental effect on neighbouring amenity. It complies with Policies Des 12 and Env 6 of the Edinburgh Local Development Plan and the non-statutory Guidance for Householders."
The decision notice, together with the accompanying handling report, can be viewed and downloaded from the Council's planning portal here. The handling report does acknowledge our request that the permeability of the boundary should be maintained to allow the 'glimpse views' referenced in the Conservation Area Character Appraisal. The granting of permission has two welcome conditions:
- "...full details of the material and design of the proposed new pedestrian and vehicular gates shall [be] submitted to, and agreed by, the Planning Function."
- "Excavation of the garden area ..........shall not exceed .....400mm in depth....."
These conditions were placed to ensure that the 'glimpse views' are retained, and "..to protect the root system of a landmark tree in a conservation area."
The remaining lime tree is still not the subject of any Tree Preservation Order (TPO) but any application for work to it would have to be notified to the Council who could elect to make a TPO at that time.
Relevant quotes from the handling report include:
"The amended scheme is of a design that would sit adequately within the side elevation of the application property. The proposal, set back from the front elevation, is sympathetic in design terms, being formed in dressed stone to the front elevation with a stone cope to match the existing house. The repositioning of the garage will retain a 3.5 metre gap between it and the neighbouring garage. Due to the slope of the street, it will project between 61 and 90 cm above the stone boundary wall; there is no structure above, helping to preserve the sense of separation between properties. At 68.2 square metres, the garage will represent only 5% of the total site area. It would not therefore overwhelm or dominate the original house and its character and appearance would not be adversely changed as a result."
"The proposed materials are acceptable in the context, with salvaged stone being used to infill the original vehicular opening and the existing pillars being relocated. The amendment to the proposed width of the new vehicular opening conforms to nonstatutory guidance. The revised location of the vehicular access is intended to help protect the remaining American Lime tree on the boundary but a condition is imposed with respect to maximum depth of excavation for hard landscaping, to protect its root system. The amendment of the vehicular and pedestrian openings from solid wood to powder coated metal gates is appropriate but a condition is imposed seeking agreement on the actual detail and form, in order to retain glimpse views into the property."
In relation to the relocated vehicle entrance and the effect on the S1 zone parking bays, the report notes:
"... the application does not approve a dropped kerb as this is a separate process and the matter of parking bays is for Network Services to consider."