Item no

Report no

8.

Full Planning Application 06/01009/FUL

at
28 Greenbank Grove
Edinburgh
EH10 5SU
Development Quality S ub-Comm ittee
of the Planning Committee

Purpose of report
To consider application 06/01OOS/FUL, submitted by Mr + Mrs Gallacher. The
application is for: Alter and extend and form attic conversion with dormer
back and front and rooflights
It is recommended that this application be GRANTED subject to the
conditions in Appendix B.

The Site and the Proposal

Site description

The application site is located on the south side of Greenbank Grove. The
property is a detached bungalow set within large gardens. The surrounding
area is predominantly residential.
The site does not lie within a conservation area nor is the property listed.
Site history

June 2002 - Planning Permission was refused for alterations and extension to
property dormer to be formed at rear of building (02/00773/FUL)

Description of the Proposal

The proposal is for an extension to the rear of the property. It is also

proposed to extend the existing hipped roof of the property. The front the roof
will be increased in height by 700mm and the roof extension will run to the
rear of the property, extending out from the original building line by four
metres. Accommodation is proposed over the two levels providing a
family/kitchen/dayroom at the ground floor and two bedrooms and a bathroom
at the first floor. Two dormers are proposed to the front and rear of the
property. A total of six velux windows are proposed on the rear and side
(east) elevation. At the ground floor level of the extension it is proposed to
have two sets of full height folding doors.
The extension is to be finished in render, slate for the roof and timber windows
and doors.

Officers Assessment and Recommendations

DETERMINING ISSUES

The determining issues are:

Do the proposals comply with the development plan?

If the proposals do not comply with the development plan, are there any
compelling reasons for not approving them?

If the proposals do not comply with the development plan, are there any
compelling reasons for approving them?

ASSESSMENT

To address these determining issues, the Committee needs to consider

whether
a) The scale and design of the proposal is acceptable,
b) It will have a detrimental effect on the neighbouring residential amenity in
terms of daylighting, privacy and sunlight.
a) The extension has been designed to match the form of the existing
dwelling. Given the topography of the street, where the neighbouring property
sits at a higher level, the increase in height of the roof by 700mm will have a
minimum impact on the overall steetscene or character of the area. The
proposal is considered to be a minor infringement of the House Extensions
Guideline as it is the same height as the original house and will not be set
lower than the existing ridge. The extension will not dominate the form or

appearance of the house and has been designed to integrate well with the
dwelling and it is considered that a relaxation of the guideline is justified in this
instance. The extension is no greater than 50% of the depth of the original
dwelling ensuring it remains visually subservient.
The dormer to the front of the property is larger than the one third of the
average roof length as stated in the non statutory guidelines. The dormer is
set below the ridge line and eaves and it is considered that it does not
dominate the roof form.
It is considered the scale and design of the proposals are in keeping with the
property and the character of the area.
b) The extension will project beyond the existing building line by four metres
and is 3.6 metres from the boundary to the east, 1.5 metres from the
boundary to the west and 25.1 metres to the rear. A substantial area of
garden ground will remain undeveloped and therefore there will be no
significant loss of amenity. The extension will result in minimal overshadowing
to the neighbouring properties to the east and west given the steep pitch of
the roof and the single storey nature of the proposal.
The windows at the ground floor level will not raise any privacy issues and the
velux windows on the gable will not result in any overlooking to the
neighbouring properties. The dormer to the rear will be positioned 25 metres
from the rear boundary well in excess of the minimum privacy distances
required.
In conclusion, the design of the extension is considered compatible with the
existing dwelling and will not result in any loss of amenity to the neighbouring
properties.
It is recommended that the Committee approves the application.

Alan Henderson
Head of Planning and Strategy
Contactltel
Ward affected
Local Plan
Statutory Development
Plan Provision
Date registered

Drawing numbers/
Scheme

Lynsey Townsend on 0131 529 4279

51 - South Morningside
South West Edinburgh Local Plan
Mainly Residential
15 March 2006
01-02
Scheme 1

Advice to Committee Members and Ward Councillors

The full details of the application are available for viewing on the Planning and
Building Control Portal: www.edinburqh.gov.uk/planninq.
If you require further information about this application you should contact the
following Principal Planner, Ian Dryden on 0131 529 3996. Email:
ian .dryden@edinburgh.gov.uk.
If this application is not identified on the agenda for presentation, and you wish to
request a presentation of this application at the Committee meeting, you must
contact Committee Services by 9.00a.m. on the Tuesday preceding the meeting on
extension 4229/4239. Alternatively, you may e-mail gavin. kins@edinburah.sov.uk or
Sarah.bogunovic@edinburgh.gov.u k

Appendix A

D INBVRGH
THE C I T Y O F E D I N B U R G H C O U N C I L

Application Type Full Planning Application

Application Address: 28 Greenbank Grove

Edinburgh
EHIO 5SU
Proposal: Alter and extend and form ttic
front and rooflights

0 V

rsi n with d rm

back and

Reference No: 06/01 OOS/FUL

Consultations, Representations and Planning Policy

Consultations

No Consultations received
Representations

An issue was raised over the notification procedure undertaken by the applicant and
the period for making representations. The applicant has confirmed that notification
was undertaken on 15 March and the period of representation has been extended to
take account of this.
A total of four letters have been received. Three are objections and one is non
material to the determination of this application.
The main grounds of objection are as follows:1. Scale is detrimental to the surrounding neighbourhood
2. Privacy

3. Loss of Daylighting
Full copies of the representations made in respect of this application are
available in Group Rooms or can be requested for viewing at the Main
Reception, City Chambers, High Street.
Planning Policy

SWELP - Mainly Residential

Draft West Edinburgh Local Plan - Urban Area

Relevant Policies:
Policy H3 expects new housing development to harmonise with, and reflect the
particular character of, the surrounding area, if appropriate, and subject to a number
of criteria.
Policy D Q I 1 Alterations and extensions, where acceptable in principle, should be
subservient and relate clearly to the original building. They should be of a suitable
scale to the existing building and space around it.
Policy H I 2 states that development which would result in an unacceptable reduction
in amenity for residents in the locality will not be permitted.
Non-statutory guidelines 'DAYLIGHTING, PRIVACY AND SUNLIGHT' set criteria for
assessing proposals in relation to these issues.
Non-statutory guidelines on 'HOUSE EXTENSIONS AND ALTERATIONS set out
the design principles against which proposals will be assessed.

Appendix B

DIN BVRGH
THE CITY O F E D I N B U R G H C O U N C I L

Application Type Full Planning Application

Application Address: 28 Greenbank Grove

Edinburgh

EHIO 5SU
Proposal: Alter and extend and form attic conversion with dormer back and
front and rooflights
Reference No: 06/01OOS/FUL

ConditionslReasons associated with the Recommendation

Recommendation

It is recommended that this application be GRANTED subject to the conditions

below.
Conditions

1.

The development hereby permitted shall be commenced no later than five

years from the date of this consent.

Reasons

1.

In order to accord with the statutory requirements of the Town and Country
Planning (Scotland) Acts.

End

Reproduction from the Ordnance Survey mapping with permission of the Controller of Her Majesty's Stationery Office 0 Crown Copyright
Uiiauthorised reproduction illfringes Crown copyright and may lead ta prosecution or civil proceedings. Licence Number 100023420 The City of Edinburgh
Couiicil 2004.

Address
Proposa I

28 Greenbank Grove, Edinburgh, EHIO 5SU

Alter and extend and form attic conversion wtih dormer back
and front and roofliqhts
06/01
0091FU
L
WARD
51- South Morningside
Application number:

Planning PO Box 12473 1 Cockburn Street Edinburgh

Tel 0131 5 2 9 3595 Fax 0131 5 2 9 7 4 7 8

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