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42 Grange Road EH9 1UN
PlanningPostDecember 3, 2018, 14:55
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April 4, 2018, 13:36
Normal topic42 Grange Road EH9 1UN

A proposal is to be submitted for planning approval for a single storey extension to 42 Grange Road which would form a new dwelling.

This follows the refusal of permission for a single storey house in March 2018, a decision that was upheld on appeal to the Local Review Body on 30 May 2018. The March 2018 application included this visualisation.

The applicant has now developed revised plans, in the light of comments by the Planning Department and the Local Review Body, for a single storey extension to the existing property that is intended to reflect the materials and style of the parent property. The applicant approached the Grange Association in advance of submitting his application to the Planning Department to enable residents to view the revised plans and to comment openly here about them. The proposals are shown in the drawings below:

Location plan
Existing site plan, block plan and street plan
Proposed site plan, floor plan, elevations and sections
Proposed roof plan and site plan
Proposed contextual street plan and site photographs

The contextual plan includes this visualisation of the proposed front elevation.

PlanningPostDecember 24, 2018, 11:27
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April 4, 2018, 13:36
Normal topic42 Grange Road EH9 1UN

The planning application has been submitted and is open for comment until 11 January 2019.

PlanningPostMarch 21, 2019, 10:00
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April 4, 2018, 13:36
Normal topic42 Grange Road EH9 1UN

The application was refused on 21 March 2019. In its handling report, accessible at 18/10070/FUL, the Council's Planning Officer wrote:

"The Grange Conservation Area Character Appraisal (GCACA) has recently been reviewed. It warns of the pressures faced within the conservation area on the setting of villas and garden grounds as well as the separation between buildings. It says that:

    There may be continuing pressure for the demolition of certain villas and redevelopment of the grounds, and the development of empty feus or parcels of garden land. Contrasting, non-traditional materials and design in contemporary new-build and extensions could threaten the character of the area if used indiscriminately or excessively. Multiple developments in close proximity can have a negative cumulative effect on character.

"It goes on to say that:

    key elements of the area's special characteristics are potentially at risk through such development, such as the separation/distinction between buildings and the important gaps between them. This type of development may also risk the creation of uncharacteristic expanses of hard landscaping and parking, and the loss of green landscaping and trees.

"The GCACA also states that:

    building line and separation are of key importance. The separation of dwellings creates a characteristic rhythm and solid-void repetition between precisely-sited structures of similar scale and massing. The spacious gardens provide an important setting for the buildings and mature trees within. The gaps between buildings are important in maintaining the dominant green character, a sense of generous space, and glimpse views of rear and side gardens.

"This part of the conservation area is characterised by large villas in substantial garden grounds. Building an additional house within the garden area of the application property would be at odds with the urban grain of the area. The proposals would result in the erosion of the established character of the area of large houses with leafy garden spaces between those houses, a risk identified in the GCACA, and to the detriment of the character of the conservation area.

"It is recognised that on Grange Road there are a number of side garage extensions to these villas not dissimilar to that at no 42. The applicant has cited examples of new developments given permission in the Grange Conservation Area. However, the gradual diminution of the traditional urban grain of large houses separated by garden grounds is occurring as a result of these new developments. The cumulative impact of these types of developments is adversely impacting the character of the Grange Conservation Area.

"The application proposes a single storey structure in an area that is characterised by two storey villas. In terms of design it uses traditional features and detailing. However, as single storey house it will be at odds with the character of the immediate area and will harm the appearance of the conservation area.

"The proposed dwelling would infill the space that currently exists between nos. 40 and 42/44 Grange Road and would replace the unattractive garage and entrance area. However, the new dwelling will be larger in terms of its footprint and height. It will have far more visual impact from Grange Road than the existing structure and will adversely impact the appearance of green gardens and sense of generous space that is highlighted in the GCACA. The loss of the existing unattractive garage structure is not justification for the building of a new dwelling in this area.

"The proposed new dwelling is contrary to Policy Env 6 of the LDP in that it neither preserves not enhances the special character and appearance of the conservation area, is inconsistent with the relevant CACA and does not demonstrate a high level of design suitable to its historic environment.

[.....]

"The proposed design is a 'pastiche' of the architecture of the area in that it uses traditional detailing although its scale is of a single storey bungalow in an area that is dominated primarily by two storey villas. If considered as an extension to the existing villa, even though it would be a separate planning unit, the scale of the building is excessive and would dominate the original building to the detriment of its character. By adding a large projection to the side of the front elevation it would erode the integrity of the original design of the villa.

"A new dwelling in the garden grounds of the villa would be inappropriate in terms of positioning and would fail to contribute positively towards a sense of place and would be damaging to the character and appearance of the area around it. It would be incompatible with the original building. It is therefore contrary to Policies Des 1, Des 4, Des 12 and the Edinburgh Design Guidance."

PlanningPostApril 19, 2019, 09:05
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April 4, 2018, 13:36
Normal topic42 Grange Road EH9 1UN

The applicant has requested a review of the refusal by the City of Edinburgh Planning Local Review Body (LRB), ref. 19/00047/REVREF. The LRB will consider the review in public on 15 May 2019 at 10:00am in the Dean of Guild Room, City Chambers, High Street, Edinburgh. The public can attend but cannot take part in the proceedings. The review body will either make a decision on the case on that day based on the evidence submitted or continue the case. This may be for a site visit, further information or to convene a hearing where all parties will be invited to speak. The LRB may carry out an unaccompanied site visit on the date of the meeting.

Anyone who submitted a comment or objection to the Council concerning the planning application has been informed of the Notice of Review and has been given 14 days to make further representations (i.e. to 2 May 2019).

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