(This letter was sent to CEC’s Chief Planning Officer and the relevant Case Officer on 29 May 2018)
Chief Planning Officer, PLACE,
4 East Market Street, Edinburgh , EH8 8BG
Dear Mr. Leslie
Re: 18/01876/FUL – 4 Industry Lane, Edinburgh, EH6 4EZ. Demolition of existing commercial garage and erection of new residential block 19 units with associated car parking and landscaping.
Agent: Susan Stephen, Architects
Objection: Grounds for comment
A presentation by the Developer for above was held at Leith Harbour & Newhaven Community Council (LHNCC) Meeting on 22 May 2018, with representation from residents local to Planning Application area in attendance. The general consensus from Committee members was that this application is not appropriate for this site. It was suggested, by some members, that a more appropriate approach would be to convert the existing building to Mews/Colony style residences. There should be provision for people with special needs, including disabled parking facility. It was agreed that I would send a response on behalf of LHNCC.
The proposal is contrary to the following Local Development Plan (2016)
Policy Des 1 Design Quality and Context
Planning permission will be granted for development where it is demonstrated that the proposal will create or contribute towards a sense of place. Design should be based on an overall design concept that draws upon positive characteristics of the surrounding area. Planning permission will not be granted for poor quality or inappropriate design or for proposals that would be damaging to the character or appearance of the area around it, particularly where this has a special importance.
151. This policy applies to all new development, including alterations and extensions. The Council expects new development to be of a high standard of design. The Council’s policies and guidelines are not be used as a template for minimum standards.
Policy Des 3 Development Design – Incorporating and Enhancing Existing and Potential Features
Planning permission will be granted for development where it is demonstrated that existing characteristics and features worthy of retention on the site and in the surrounding area, have been identified, incorporated and enhanced through its design.
Policy Des 4 Development Design – Impact on Setting
Planning permission will be granted for development where it is demonstrated that it will have a positive impact on its surroundings, including the character of the wider townscape and landscape, and impact on existing views, having regard to:
a) height and form
b) scale and proportions, including the spaces between buildings
c) position of buildings and other features on the site
d) materials and detailing
Policy Des 8 Public Realm and Landscape Design
Planning permission will be granted for development where all external spaces, and features, including streets, footpaths, civic spaces, green spaces boundary treatments and public art have been designed as an integral part of the scheme as a whole, and it has been demonstrated that:
a) the design and the materials to be used are appropriate for their intended purpose, to the use and character of the area generally, especially where this has a special interest or importance
Policy Env 5 Conservation Areas – Demolition of Buildings
Proposals for the demolition of any building within a conservation area, whether listed or not, will not normally be permitted unless a detailed planning application is approved for a replacement building which enhances or preserves the character of the area or, if acceptable, for the landscaping of the site.
Policy Env 6 Conservation Areas-Development
Development within a conservation area or affecting its setting will be permitted which:
a) preserves or enhances the special character or appearance of the conservation area and is consistent with the relevant conservation area character appraisal
c) demonstrates high standards of design and utilises materials appropriate to the historic environment. Planning applications should be submitted in a sufficiently detailed form for the effect of the development proposal on the character and appearance of the area to be assessed.
Policy Hou 2 Housing Mix
The Council will seek the provision of a mix of house types and sizes where practical, to meet a range of housing needs, including those of families, older people and people with special needs, and having regard to the character of the surrounding area and its accessibility.
Policy Hou 3 Private Green Space in Housing Development
Planning permission will be granted for development which makes adequate provision for green space to meet the needs of future residents.
a) In flatted or mixed housing/flatted developments where communal provision will be necessary, this will be based on a standard of 10 square metres per flat (excluding any units which are to be provided with private gardens). A minimum of 20% of total site area should be useable greenspace.
Policy Hou 4 Housing Density
The Council will seek an appropriate density of development on each site having regard to:
a) its characteristics and those of the surrounding area
b) the need to create an attractive residential environment and safeguard living conditions within the development
c) the accessibility of the site includes access to public transport
d) the need to encourage and support the provision of local facilities necessary to high quality urban living.
Policy Hou 6 Affordable Housing
Planning permission for residential development, including conversions, consisting of 12 or more units should include provision for affordable housing amounting to 25% of the total number of units proposed. For proposals of 20 or more dwellings, the provision should normally be on-site. Whenever practical, the affordable housing should be integrated with the market housing.
Policy Hou 7 Inappropriate Uses in Residential Areas
Developments, including changes of use, which would have a materially detrimental effect on the living conditions of nearby residents will not be permitted.
Policy Tra 2 Private Car Parking
Planning permission will be granted for development where proposed car parking provision complies with and does not exceed the parking levels set out in Council guidance. Lower provision will be pursued subject to consideration of the following factors:
b) whether there will be any adverse impact on the amenity of neighbouring occupiers, particularly residential occupiers through on- street parking around the site and whether any adverse impacts can be mitigated through control of on-street parking
d) the availability of existing off-street parking spaces that could adequately cater for the proposed development.
f) whether complementary measures can be put in place to make it more convenient for residents not to own a car, for example car sharing or pooling arrangements, including access to the city’s car club scheme.
City of Edinburgh Council: Edinburgh Design Guidelines 2017
1. Context, placemaking and design
Scottish Human Rights Commission, Equality and Human Rights Impact Assessment: Article 8
Home: this covers the right of the home life of an individual to be respected and to enjoy their homes peacefully and without exposure to excessive noise or environmental pollution.