Agenda item

CONTINUATION OF REVIEW 22/00039/RREF

11.1   With reference to paragraph 6 of the Minute of 20 February 2023, the Local Review Body continued their consideration of a request from Mr W Hannah, c/o Ferguson Planning, 54 Island Street, Galashiels to review the decision to refuse the planning application for the alterations and extension to dwellinghouse at Dove Cottage, The Gatehouse Lodge, Press Castle, Coldingham.  The supporting papers included the written submissions from the Planning Officer and Applicant in respect of NPF4; written submissions from the Planning Officer and Applicant in respect of new information; Notice of Review (including the Decision Notice and Officer’s Report); Papers referred to in the Officer’s report; Additional Information and Consultation Replies, support comments and list of policies.

11.2   Members noted that there was an associated refusal of listed building consent for extensions and alterations to the property and that this was a matter for the DPEA should an appeal against that refusal be submitted. The proposal at Review was in relation to refusal of planning permission for the same works and Members noted that the proposal required to be assessed against the relevant Development Plan Policies relating to the refusal of planning permission.  There had been submitted two versions of the proposals during the processing of the planning application, Drawing no. 22/B943/PL03 which had been superseded by 22/B943/PL03 Revision A, the latter being the drawing that was refused planning permission by the Appointed Officer. The applicant had submitted the Review only on the basis of the original drawing i.e. Drawing no. 22/B943/PL03. The Review Body noted both drawings and differences between them and that they were entitled to consider both in their determination of the Review.  Members noted the requirements of the LDP Policy PMD2 in terms of scale, massing and height of any house extensions and alterations and to recognise context and finish in materials which complemented the existing building and area.  It was noted that Dove Cottage was a Category C statutorily listed building and that LDP Policy EP7 and NPF4 Policy 7 seek to protect the character and integrity of the listed building, together with high quality materials and design. 

Members considered both versions of the drawing and all submissions on the proposals and did not consider that the overall design of the extensions integrated successfully with the listed building, Members expressed particular concern in that the flat roofs and means by which the extensions were attached to the house would jar with the appearance of the house and impact on its character and integrity. The proposals may have complied more with Policy if the approach had been a traditional design with pitched roofing or possible detachment from the dwellinghouse.

              DECISION

              AGREED that:-

(a)       the request for review had been competently made in terms of Section 43A of the Town and Country Planning (Scotland) Act 1997;

(b)       the review could  be considered without the need for further procedure;

(c)        the proposed development was contrary to Local Development Plan 2016 policy EP7 (Listed Buildings) and Policy 7 of NPF4 as it would not respect the original structure due to its excessive scale and poorly related design. The proposed development would not maintain the special architectural or historic quality of the building and would have a significant adverse impact on its special character and appearance.

(d)       the Officer’s decision to refuse the application be upheld and varied and the application be refused, for the reasons detailed in Appendix V to this Minute.