Agenda Document Pack - Local Review Body - 26/09/2022
Midlothian Council · 26 September 2022
Back to Local Review Body — 26 September 2022 and its agenda
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Notice of Meeting and Agenda Local Review Body Venue: Virtual Meeting, Date: Monday, 26 September 2022 Time: 13:00 Executive Director : Place Contact: Clerk Name: Democratic Services Clerk Telephone: Clerk Email: democratic.services@midlothian.gov.uk Further Information: This is a meeting which is open to members of the public. Privacy notice: Please note that this meeting may be recorded. The recording may be publicly available following the meeting. If you would like to know how Midlothian Council collects, uses and shares your personal information, please visit our website: www.midlothian.gov.uk Page 1 of 72
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1 Welcome, Introductions and Apologies 2 Order of Business Including notice of new business submitted as urgent for consideration at the end of the meeting. 3 Declaration of Interest Members should declare any financial and non-financial interests they have in the items of business for consideration, identifying the relevant agenda item and the nature of their interest. 4 Minute of Previous Meeting No items for discussion 5 Public Reports Notices of Review - Determination Reports by Chief Officer: Place. 5.1 Land at 24 Dalrymple Gardens, Cousland (22.00301.DPP) 3 - 32 5.2 White Cottage, Gladhouse Reservoir, Temple (22.00467.DPP) 33 - 72 6 Private Reports No items for discussion 7 Date of Next Meeting The next meeting will be held on Tuesday 25 October 2022 at 1pm. Plans and papers relating to the applications on this agenda can also be viewed at https://planning-applications.midlothian.gov.uk/OnlinePlanning Page 2 of 72
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Local Review Body Monday 26 September 2022 Item No 5.1 Notice of Review: Land at 24 Dalrymple Gardens, Cousland Determination Report Report by Chief Officer Place 1 Purpose of Report 1.1 The purpose of this report is to provide a framework for the Local Review Body (LRB) to consider a ‘Notice of Review’ for the erection of a dwellinghouse and associated works at land at 24 Dalrymple Gardens, Cousland. 2 Background 2.1 Planning application 21/00301/DPP for the erection of a dwellinghouse and associated works at land at 24 Dalrymple Gardens, Cousland was refused planning permission on 1 July 2022; a copy of the decision is attached to this report. 2.2 The review has progressed through the following stages: 1 Submission of Notice of Review by the applicant. 2 The Registration and Acknowledgement of the Notice of Review. 3 Carrying out Notification and Consultation. 3 Supporting Documents 3.1 Attached to this report are the following documents: • A site location plan (Appendix A); • A copy of the notice of review form and supporting statement (Appendix B). Any duplication of information is not attached; • A copy of the case officer’s report (Appendix C); • A copy of the decision notice, excluding the standard advisory notes, issued on 1 July 2022 (Appendix D); and • A copy of the key plans/drawings (Appendix E). 3.2 The full planning application case file and the development plan policies referred to in the case officer’s report can be viewed online via www.midlothian.gov.uk 4 Procedures 4.1 In accordance with agreed procedures: Page 3 of 72
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• Have determined to consider a visual presentation of the site and undertaking a site visit (elected members not attending the site visit can still participate in the determination of the review); and • Have determined to progress the review by written submissions. 4.2 The case officer’s report identified that there were three consultation responses and 18 representations received. As part of the review process the interested parties were notified of the review. No additional comments have been received. All comments can be viewed online on the electronic planning application case file. 4.3 The next stage in the process is for the LRB to determine the review in accordance with the agreed procedure: • Identify any provisions of the development plan which are relevant to the decision; • Interpret them carefully, looking at the aims and objectives of the plan as well as detailed wording of policies; • Consider whether or not the proposal accords with the development plan; • Identify and consider relevant material considerations for and against the proposal; • Assess whether these considerations warrant a departure from the development plan; and • State the reason/s for the decision and state any conditions required if planning permission is granted. 4.4 In reaching a decision on the case the planning advisor can advise on appropriate phraseology and on appropriate planning reasons for reaching a decision. 4.5 Following the determination of the review the planning advisor will prepare a decision notice for issuing through the Chair of the LRB. A copy of the decision notice will be reported back to the LRB for noting. 4.6 A copy of the LRB decision will be placed on the planning authority’s planning register and made available for inspection online. 5 Conditions 5.1 In accordance with the procedures agreed by the LRB at its meeting of 20 June 2022, and without prejudice to the determination of the review, the following conditions have been prepared for the consideration of the LRB if it is minded to uphold the review and grant planning permission. 1. Prior to the commencement of development, the following details shall be submitted to and approved in writing by the planning authority: a) Details and samples of the external finishing materials of the proposed house; b) Details of all wall, gates, fences or other means of enclosure to be erected; c) Details of the surface material of the hardstanding; Page 4 of 72
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d) Details of the proposed surface water management scheme from the proposed house; e) Details of the proposed treatment and disposal of foul water drainage from the proposed house; f) Details of existing and finished ground levels for the proposed dwelling and associated external amenity space in relation to a fixed datum; and, g) Details of a scheme of landscaping for the site. Details shall include the position, number, size and species of all trees and shrubs that are proposed to be planted, as well as identifying all trees on site which are proposed to be removed and retained. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Reason: These details were not submitted with the original application; in order to protect the character and appearance of the existing house and the surrounding area; to ensure provision for biodiversity enhancements; to reduce the loss of existing trees and vegetation from the proposed development; to ensure that the house is provided with adequate drainage facilities. 2. Within six months of the works being completed, the landscape plan approved under the terms of condition 1 f) above shall be carried out; thereafter, any trees or shrubs removed, dying, becoming seriously diseased or being severely damaged within five years of planting shall be replaced during the next available planting season with others of a similar size and species. Reason: To enhance the landscaping of the area by ensuring that planting on the site is carried out as early as possible, and has an adequate opportunity to become established. 3. The surface water management scheme approved in condition 1d) shall demonstrate that the development does not increase the risk of flooding in the local area. 4. Unless otherwise agreed in writing by the planning authority the area of hardstanding agreed in terms of condition 1c) shall be surfaced in a porous material. Reason for conditions 3 and 4: To ensure that the site is adequately drained in the interests of the amenity of the area. 5. A minimum of the first 2 metres of the driveway as measured from the heel of the footpath shall be surfaced in non-loose material. Reason: In the interests of road safety. 6. Prior to the driveway being brought into use a dropped kerb footway crossing shall be constructed at the vehicle entrance. Reason: In the interests of road safety and the free flow of traffic Page 5 of 72
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7. Any gates to the vehicular access shall be so designed and installed as to only open inwards. Reason: To ensure gates do not open over the pavement: to ensure no hazard is caused to pedestrians using the footway 8. Development shall not begin until details of a sustainability/biodiversity scheme for the site, including the provision of house bricks and boxes for bats and swifts and hedgehog highways throughout the development has been submitted to and approved in writing by the planning authority. Within six months of the new house being completed or occupied, whichever is the earlier date the sustainability/biodiversity scheme shall be implemented in accordance with the approved details. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning authority. Reason: To ensure the development accords with the requirements of policy DEV5 of the adopted Midlothian Local Development Plan 2017. 9. Development shall not begin until details, including a timetable of implementation, of high speed fibre broadband have been submitted to and approved in writing by the planning authority. The details shall include delivery of high speed fibre broadband prior to the occupation of the dwellinghouse. The delivery of high speed fibre broadband shall be implemented as per the approved details. Reason: To ensure the quality of the development is enhanced by the provision of appropriate digital infrastructure in accordance with the requirements of policy IT1 of the adopted Midlothian Local Development Plan 2017. 10. Development shall not begin until details of the provision and use of an electric vehicle charging station at the development have been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing by the planning authority. Reason: To ensure the development accords with the requirements of policy TRAN5 of the adopted Midlothian Local Development Plan 2017 11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (or any Order revoking and re-enacting that Order) the house as extended/the building shall not be enlarged, or altered externally in anyway unless planning permission is granted by the planning authority. Reason: To safeguard the character of the building/as extended. Page 6 of 72
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12. The development shall not begin until a scheme to deal with any contamination of the site and/or previous mineral workings has been submitted to and approved by the planning authority. The scheme shall contain details of the proposals to deal with any contamination and/or previous mineral workings and include: i. the nature, extent and types of contamination and/or previous mineral workings on the site; ii. measures to treat or remove contamination and/or previous mineral workings to ensure that the site is fit for the uses hereby approved, and that there is no risk to the wider environment from contamination and/or previous mineral workings originating within the site; iii. measures to deal with contamination and/or previous mineral workings encountered during construction work; and iv. the condition of the site on completion of the specified decontamination measures. 13. On completion of the decontamination/ remediation works referred to in Condition 12 above and prior to the dwellinghouse on the site being occupied, a validation report or reports shall be submitted to the planning authority confirming that the works have been carried out in accordance with the approved scheme. No part of the development shall be occupied unless or until the planning authority have approved the required validation. Reason for Conditions 12 and 13: To ensure that any contamination on the site is adequately identified and that appropriate decontamination measures are undertaken to mitigate the identified risk to site users and construction workers, built development on the site, landscaped areas, and the wider environment. 6 Recommendations 6.1 It is recommended that the LRB: a) determine the review; and b) the planning advisor draft and issue the decision of the LRB through the Chair Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 16 September 2022 Report Contact: Alison Ewing, Planning Officer alison.ewing@midlothian.gov.uk Background Papers: Planning application 21/00301/DPP available for inspection online. Page 7 of 72
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File No. 1:1,250Scale: Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings Midlothian Council Licence No. 100023416 (2018) ± Midlothian Council Fairfield House 8 Lothian Road Dalkeith EH22 3AA Education, Economy & Communities Erection of dwellinghouse Garden of 24 Dalrymple Gardens, Cousland 22/00301/DPP Appendix A Page 8 of 72
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Page 1 of 5 Fairfield House 8 Lothian Road Dalkeith EH22 3ZN Tel: 0131 271 3302 Fax: 0131 271 3537 Email: planning- applications@midlothian.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100583176-001 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity John Stewart Crawford Drive 30 FK2 0DL UK Falkirk Wallacestone Appendix B Page 9 of 72
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Page 2 of 5 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Mr 24 DALRYMPLE GARDENS James Midlothian Council Scally COUSLAND Dalrymple Gardens 24 DALKEITH EH22 2PW EH22 2PW Scotland 668259 Dalkeith 337648 Dalrymple Gardens Page 10 of 72
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Page 3 of 5 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) The Erection of a two bedroom Bungalow in the large Garden of 24 Dalrymple Gardens I will upload Document DOC 1465 Reply to Planning refusal for 24 Dalrymple Gardens. I will upload Document DOC 1465 Reply to Planning refusal for 24 Dalrymple Gardens. Page 11 of 72
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Page 4 of 5 Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * What date was the decision issued by the planning authority? * Review Procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) which are now the subject of this review * Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent. DOC 1465 Reply to Planning refusal for 24 Dalrymple Gardens. Proposed Block Plan DCD 2A REV 4 Proposed Bungalow site position DCD 5 REV 4 22/00301/DPP 01/07/2022 02/05/2022 Page 12 of 72
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Page 5 of 5 Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: Mr John Stewart Declaration Date: 12/07/2022 Page 13 of 72
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APPEAL FOR PLANNING APPLICATION REFUSAL AT 24 DALRYMPLE GARDENS, COUSLAND, DALKEITH , EH22 2PW. - REG No 22/00301/DPP PLANNING AUTHORITY REASONS FOR REFUSAL OF PLANNING PERMISSION AT 24 DALRYMPLE GARDENS, COUSLAND, DALKEITH REG NO. 22/00301/DPP REPLY TO THE PLANNING APPLICATION REFUSAL COUSLAND, DALKEITH 1 It has not been demonstrated to the satisfaction of the Planning Authority that that the proposed dwelling will not be subject to levels of amenity, with a garden size smaller than that required for a modern dwelling house. The guidelines that I am working with is :- usable garden space of 175m² The proposed garden area would give 190.7m² Of usable garden space. This includes both sides of the house for Border Vegetation and other plants. Site Area : 316.1m² Proposed bungalow Foot print: 99m² Parking area: 26.4m² Total Garden Area: 190.7m² 2 The Proposed dwelling house fails to connect visually to the character, appearance and layout area. the proposed dwelling house will materially detract from the character of the area The house frontage has been designed as to reflect the frontage of the existing house at 24 Dalrymple Gardens. The proposed dwelling is at a slightly different height, this can easily be resolved by making the garden level with 24 Dalrymple Gardens. Refer To Drg No DCD 05 REV 4 3. It is not demonstrated to the satisfaction of the Planning Authority that the proposed dwelling house could be afforded and adequate level of off street parking spaces. The proposed dwelling house may result in pressure for parking spaces will have a significant detrimental impact on the character and the amenity of the surrounding area. Off street parking will be increased to 26.4m² As Shown in Point 1 Refer To Drg No DCD 02 REV 4 4. It has not been demonstrated to the satisfaction of the Planning Authority that the proposed development would not lead directly or indirectly to the loss of or damage to existing vegetation and landscaping within the site which contributes to the residential visual amenity of the site and surrounding area. The existing boundary vegetation would indeed be affected, if this application were granted. Some existing vegetation would be removed from site to allow the construction of the proposed dwelling house, but when complete, the area would be fully landscape and give new boundary vegetation. Note:- At present the site vegetation is very untidy and in our opinion and badly planned. The area would benefit from a better planned garden and new boundary bushes etc. 5. For that above reasons the proposal is contrary to policies DEV2, DEV6, and ENV11 of the Midlothian Development plan. If the proposal were approved it would undermine the consistent implementation of the policy, the objective of which is to protect the character and the amenity of the built- up area and ensure that good levels of residential amenity are achieved in new developments. Page 14 of 72
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MIDLOTHIAN COUNCIL DEVELOPMENT MANAGEMENT PLANNING APPLICATION DELEGATED WORKSHEET: Planning Application Reference: 22/00301/DPP Site Address: Garden Ground of, 24 Dalrymple Gardens, Cousland, Dalkeith Site Description: The application site comprises an existing single storey detached dwellinghouse and associated garden area. The house is finished in mix of dry dash render and stone, with wooden panelling to half of roof gable to the principle elevation. The windows of the existing property are brown upvc with grey concrete roof tiles to pitched roof. The garden of the property sits to the rear, and side elevation and comprises predominantly grassed areas. To the southern boundary (bounding Cranston Drive) the site is bound by existing hedging. To the northern boundary sits further residential properties. There is an existing driveway to the rear of the property accessed off Cranston Drive. The land to the south of the existing house gently slopes towards the existing property. Proposed Development: Erection of Dwellinghouse Proposed Development Details: It is proposed to erect a single storey pitched roof detached dwellinghouse in the area of vacant garden land adjacent to the existing dwellinghouse at 24 Dalrymple Gardens. The proposed dwellinghouse will be 8m wide at its maximum extent and protrude 12.4m in length. It is proposed to be pitched roof in design with maximum ridge height of 5.98m, and maximum eaves height of 3.3m. The building line of the proposed dwellinghouse will be in line with the existing property at no.24. It will be set 1.35m off the boundary to the property at no.24, with a separation of 2.35m between the side elevations of each dwellinghouse. There will be a separation distance of 10.2m between the rear elevation of the proposed dwellinghouse and the side elevation of No.2 Cranston Drive. The walls are proposed to be finished in white render with fyfestone wall to northern side of principle elevation, and basecourse to all elevations. The gable of the southern side of the principle elevation it is proposed to be finished with upvc cladding in rose wood effect. The roof will be finished in grey concrete roof tiles, with rosewood effect upvc windows and doors. The proposed dwellinghouse features under build to the northern side to take account of the topography of the site. Appendix C Page 15 of 72
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To the southern and eastern boundary it is proposed to install 0.0215m blockwork retaining wall. No further details of landscaping or boundary treatments have been provided. The proposals include a driveway located to the rear of the application site to facilitate the parking of one vehicle. No details of driveway materials were submitted. Background (Previous Applications, Supporting Documents, Development Briefs): History Sheet Checked. Consultations: The Wildlife Information Centre (TWIC) recommended the implementation of biodiversity enhancement through the proposals. The Council’s Policy and Roads Safety Manager raised no objection to the proposals however recommended the use of conditions relating to road safety considerations should the application be approved. Comment was also made on the requirement to submit details of the proposed surface water management scheme. Scottish Water raised no objection to the application. The applicant should be aware that this does not confirm that the proposed development can currently be serviced. It was confirmed that Scottish Water will not accept surface water connections into their combined sewer system. Representations: Two representations were received in support of the application. The representations commented that the proposals would allow the provision of additional housing to the local community; would result in a positive contribution to the streetscene; and would allow the use of currently underutilised land. Sixteen representations were submitted objecting the planning application. The comments can be summarised as follows: • The proposals would detract from the layout of the street, and would be at odds to the character of the surrounding area and existing development; • Creation of an overcrowded plot detracting from the existing character; • Comment on the existing use of the land as a well maintained garden which contributes to the character and setting of the area; • The proposals would lead to overdevelopment with a loss of garden ground and a loss of amenity afforded to residents of the proposed development and existing house on site; • Comment that the size of site is not appropriate for the creation of a dwellinghouse; • Potential for overlooking and loss of privacy to neighbouring properties as a consequence of the proposals; Page 16 of 72
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• Concern was raised surrounding the removal of trees and the associated impact on the appearance of the area, and on the ecology at the site with nesting birds and wildlife associated with existing landscaping; • Concern over the proposed parking provision being insufficient with the proposals likely to lead to increased traffic congestion and exuberate existing parking issues within the estate, with particular note made to the impact during the construction period; • Concern over road safety with the application sites position at a T junction; • Lack of provision of electric charging points within the proposals; • Lack of public transport in surrounding area leading to reliance on cars within village enhancing parking issues; and • Comment that the deeds for the houses within the development where the site is located are said to state that there should be only one dwelling house per plot. Matters of the deeds associated to the property are private legal matter between the relevant parties and are outwith the planning remit. Other matters are addressed below. Relevant Planning Policies: The relevant policies of the Midlothian Local Development Plan 2017 are; STRAT2 Windfall Housing Sites advises that within the built-up areas, housing development on non-allocated sites and including the reuse of buildings and redevelopment of brownfield land, will be permitted provided that: it does not lead to the loss or damage of valuable public or private open space; it does not conflict with the established land use of the area; it respects the character of the area in terms of scale, form, design and materials; it meets traffic and parking requirements; and it accords with other relevant Local Plan policies and proposals; DEV2 Protecting Amenity within the Built-Up Area advises that development will not be permitted where it is likely to detract materially from the existing character or amenity of the area; DEV5 Sustainability in New Development sets out the requirements for development with regards to sustainability principles; DEV6 Layout and Design of New Development requires good design and a high quality of architecture, in both the overall layout of developments and their constituent parts. The layout and design of developments are to meet listed criteria; DEV7 Landscaping in New Development requires development proposals to be accompanied by a comprehensive scheme of landscaping. The design of the scheme is to be informed by the results of an appropriately detailed landscape assessment; Page 17 of 72
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TRAN5 Electric Vehicle Charging seeks to support and promote the development of a network of electric vehicle charging stations by requiring provision to be considered as an integral part of any new development or redevelopment proposals; and IT1 Digital Infrastructure supports the incorporation of high speed broadband connections and other digital technologies into new homes, business properties and redevelopment proposals. ENV11 Woodland, Trees and Hedges - states that development will not be permitted where it could lead directly or indirectly to the loss of, or damage to, woodland, groups of trees (including trees covered by a Tree Preservation Order, areas defined as ancient or semi-natural woodland, veteran trees or areas forming part of any designated landscape) and hedges which have a particular amenity, nature conservation, biodiversity, recreation, landscape, shelter, cultural, or historical value or are of other importance. Where an exception to this policy is agreed replacement planting will be required. The policy DP2 Development Guidelines, from the now superseded 2008 Midlothian Local Plan, set out the development guidelines that are to be applied for residential developments. The policy set the standards that should be applied when considering applications for dwellings. The guidance set out within this policy has been successfully applied to development proposals throughout Midlothian and will be reflected within the Council’s Supplementary Guidance (SG) on Quality of Place which is currently being drafted. Planning Issues: The main planning issue to be considered is whether or not the proposal complies with the development plan policies and, if not, whether there are any material planning considerations which would otherwise justify approval. The application site is located within the built-up area of Cousland, where there is a presumption in favour of appropriate development which does not detract materially from the character or amenity of the area. Therefore, while the principle of a residential development on this site is acceptable, the detailed elements of the proposal require to be assessed. The street scene, and surrounding area, and predominantly characterised by single storey dwellings with pitched roofs and of a similar palate of materials to one another. Whilst respecting the character of the surrounding area in terms of material palate, and design principles, the proportions of the proposed dwellinghouse are at odds to the surrounding dwellinghouses. The proposals include an underbuild of 1m. An underbuild of a maximum of 0.5m is sought through development proposals and such a large feature is not desired. The proposed dwellinghouse by virtue of its scale and siting fails to connect visually into the layout of the existing residential area and will be a prominent addition to an area of visual focus within the streetscene when entering into the estate. Overall, it is considered that the proposed dwellinghouse will materially detract from the character of the area which is contrary to adopted policy DEV2. Page 18 of 72
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The proposals have been designed to minimise the impact on the amenity and privacy of neighbouring properties. Given the proposed spacing between the dwellinghouse and the property at No.2 Cranston Drive, there will not be a significant loss of sunlight and daylight to the property to warrant refusal on these grounds. The existing window to the southern elevation of No.24 Dalrymple Gardens is proposed to be removed. There are no windows proposed to the northern elevation of the proposed dwellinghouse. There will therefore be no impact to daylight or sunlight received to the property at No.24. Further given that the proposal is for a single storey dwellinghouse there will not be a significant impact on the amenity or privacy of surrounding properties. The proposed development will result in some overshadowing to the remaining garden of the existing property at No.24 Dalrymple Gardens in the early morning, however this will not be significant. There are concerns in relation to the ability of the site to provide sufficient amenity space for the proposed dwellinghouse. Detached, semi-detached and terraced dwellings should each be provided with a private outdoor space that is free from direct overlooking form public areas and neighbouring property as far as possible. Private open space attached to the dwelling is required for all non-flatted properties. The Councils standard requires that houses of 3 apartments to have useable garden ground no less than 110m². The proposed dwellinghouse is to be afforded approximately 73m² of useable rear garden ground; there is also a small area of garden ground to the front and sides of the proposed dwelling. The proposed dwellinghouse will not be afforded an adequate level of amenity and therefore do not comply with adopted policy DEV6 and DEV2. Furthermore, the garden space provided would be significantly smaller than that of surrounding dwellinghouses and would therefore be at odds to the character of the surrounding area. The proposed dwellinghouse is to be located within the garden ground associated with no.24 Dalrymple Gardens which results in the reduction of private garden ground, it is noted that no.24 will be still be left with adequate garden ground. Within the existing garden of no.24 an established hedgerow incorporating trees and shrubs is present along the south and eastern boundaries; this provides containment to the site in views from nearby properties and contributes to residential visual amenity. No landscape plans or proposals for retention/ removal of existing vegetation have been submitted with the application. The Council’s Climate Change Strategy furthermore sets out a presumption against the loss of healthy, mature trees and requires replacement tree planting where loss of trees is deemed unavoidable. For these reasons the proposals are contrary to adopted policy ENV11. The proposed creation of a retaining wall to the site boundary would raise the need for the provision of boundary treatments. Should the existing vegetation be proposed to be removed, the erection of a fence hard up against the road at Cranston Drive would be resisted owing to its impact on the amenity and character of the area, and potential implications on road safety. Should permission be granted it would be conditioned that the applicant submit a landscape plan for approval indicating existing vegetation to be retained/ removed and details of any new boundary treatments. Should existing vegetation be lost replacement tree planting would be sought to compensate for any loss of trees that may result from the proposed development. Page 19 of 72
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No details of biodiversity enhancements for the site have been submitted. Should permission be granted for the development it would be conditioned that details of the provision of biodiversity enhancements were submitted to the planning authority for approval such as the use of integrated bird boxes or bee bricks into the new build property and hedgehog highways in boundary walls/ fences to maintain connectivity through gardens. The proposed site plan indicates that one parking space will be afforded to the proposed dwelling which is accessible via Cadwell Crescent. The development proposal fails to meet the parking standard. The proposed dwellinghouse is a three bedroom dwellinghouse which requires a total of 2.5 parking spaces to be included within the curtilage of the proposed dwellinghouse. The proposed dwellinghouse may result in a pressure for parking spaces will have a significant detrimental impact on the character and amenity of the surrounding area and is therefore contrary to policy DEV2 of the adopted Midlothian Local Development Plan. The proposals do not include the provision of electrical charging points for the proposed dwellinghouse. This could be attached as a condition should the application be approved. As noted above, Scottish Water advised that they will not accept any surface water connections into the combined sewer system. Overall, all relevant matters have been taken into consideration in determining this application. It is not considered that the proposal accords with the principles and policies of the adopted Midlothian Local Development Plan 2017 and is not acceptable in terms of all other applicable material considerations. Therefore, it is recommended that the application is refused. Recommendation: Refuse planning permission Page 20 of 72
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Refusal of Planning Permission Town and Country Planning (Scotland) Act 1997 Reg. No. 22/00301/DPP John Stewart 30 Crawford Drive Wallacestone Falkirk FK2 0DL Midlothian Council, as Planning Authority, having considered the application by Mr James Scally, 24 Dalrymple Gardens, Cousland, Dalkeith, EH22 2PW, which was registered on 2 May 2022 in pursuance of their powers under the above Acts, hereby refuse permission to carry out the following proposed development: Erection of dwellinghouse at Garden Ground of, 24 Dalrymple Gardens, Cousland, Dalkeith In accordance with the application and the following documents/drawings: Document/Drawing. Drawing No/Scale Dated PSAD Location Plan PSAD DCD01 REV3 02.05.2022 PSAD Specifications and Drawing Register PSAD DCD00 REV3 02.05.2022 PSAD Existing Block Plan PSAD DCD02 REV3 02.05.2022 PSAD Proposed Block Plan PSAD DCD02A REV3 02.05.2022 PSAD Easterly Elevation of Proposed Bungalow PSAD DCD 03 REV 3 02.05.2022 PSAD Westerly Elevation of Proposed Bungalow DCD03A REV3 02.05.2022 PSAD Southerly Elevation of Proposed Bungalow DCD03B REV3 02.05.2022 PSAD Northerly Elevation of Proposed Bungalow DCD03C REV3 02.05.2022 PSAD Proposed Floor Plan DCD04 REV3 02.05.2022 PSAD Section Through A - A DCD04A REV3 02.05.2022 PSAD Section Through B - B DCD04B REV3 02.05.2022 PSAD Proposed Elevations DCD05 REV3 02.05.2022 PSAD Existing Floor Plan DCD06 REV3 02.05.2022 PSAD Proposed Floor Plan DCD06A REV3 02.05.2022 The reasons for the Council's decision are set out below: Appendix D Page 21 of 72
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1. It has not been demonstrated to the satisfaction of the Planning Authority that the proposed dwellinghouse will not be subject to substandard levels of amenity, with a garden size smaller than that required for a modern dwellinghouse. 2. The proposed dwellinghouse fails to connect visually to the character, appearance and layout of the area. The proposed dwellinghouse will materially detract from the character of the area. 3. It has not been demonstrated to the satisfaction of the Planning Authority that the proposed dwellinghouse could be afforded an adequate level of off-street parking spaces. The proposed dwellinghouse may result in a pressure for parking spaces will have a significant detrimental impact on the character and amenity of the surrounding area. 4. It has not been demonstrated to the satisfaction of the Planning Authority that the proposed development would not lead directly or indirectly to the loss of, or damage to existing vegetation and landscaping within the site which contributes to the residential visual amenity of the site and surrounding area. 5. For the above reasons the proposal is contrary to policies DEV2, DEV6, and ENV11 of the adopted Midlothian Local Development Plan. If the proposal were approved it would undermine the consistent implementation of the policy, the objective of which is to protect the character and amenity of the built-up area and ensure that good levels of residential amenity are achieved in new developments. Dated 1 / 7 / 2022 …………………………….. Duncan Robertson Lead Officer – Local Developments Fairfield House, 8 Lothian Road, Dalkeith, EH22 3ZN Page 22 of 72
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Any Planning Enquiries should be directed to: Planning and Local Authority Liaison Direct Telephone: 01623 637 119 Email: planningconsultation@coal.gov.uk Website: www.gov.uk/coalauthority STANDING ADVICE The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Standing Advice valid from 1st January 2021 until 31st December 2022 Page 23 of 72
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Local Review Body Monday 26 September 2022 Item No 5.2 Notice of Review: White Cottage, Gladhouse Reservoir, Temple Determination Report Report by Chief Officer Place 1 Purpose of Report 1.1 The purpose of this report is to provide a framework for the Local Review Body (LRB) to consider a ‘Notice of Review’ for alterations to dwellinghouse to increase roof height of White Cottage, Gladhouse Reservoir, Temple. 2 Background 2.1 Planning application 21/00467/DPP for alterations to dwellinghouse to increase roof height of White Cottage, Gladhouse Reservoir, Temple was refused planning permission on 5 August 2022; a copy of the decision is attached to this report. 2.2 The review has progressed through the following stages: 1 Submission of Notice of Review by the applicant. 2 The Registration and Acknowledgement of the Notice of Review. 3 Carrying out Notification and Consultation. 3 Supporting Documents 3.1 Attached to this report are the following documents: • A site location plan (Appendix A); • A copy of the notice of review form and supporting statement (Appendix B). Any duplication of information is not attached; • A copy of the case officer’s report (Appendix C); • A copy of the decision notice, excluding the standard advisory notes, issued on 5 August 2022 (Appendix D); and • A copy of the key plans/drawings (Appendix E). 3.2 The full planning application case file and the development plan policies referred to in the case officer’s report can be viewed online via www.midlothian.gov.uk 4 Procedures 4.1 In accordance with agreed procedures: Page 33 of 72
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• Have determined to consider a visual presentation of the site and undertaking a site visit (elected members not attending the site visit can still participate in the determination of the review); and • Have determined to progress the review by written submissions. 4.2 The case officer’s report identified that there was one consultation response and one representation received. As part of the review process the interested parties were notified of the review. No additional comments have been received. All comments can be viewed online on the electronic planning application case file. 4.3 The next stage in the process is for the LRB to determine the review in accordance with the agreed procedure: • Identify any provisions of the development plan which are relevant to the decision; • Interpret them carefully, looking at the aims and objectives of the plan as well as detailed wording of policies; • Consider whether or not the proposal accords with the development plan; • Identify and consider relevant material considerations for and against the proposal; • Assess whether these considerations warrant a departure from the development plan; and • State the reason/s for the decision and state any conditions required if planning permission is granted. 4.4 In reaching a decision on the case the planning advisor can advise on appropriate phraseology and on appropriate planning reasons for reaching a decision. 4.5 Following the determination of the review the planning advisor will prepare a decision notice for issuing through the Chair of the LRB. A copy of the decision notice will be reported back to the LRB for noting. 4.6 A copy of the LRB decision will be placed on the planning authority’s planning register and made available for inspection online. 5 Conditions 5.1 In accordance with the procedures agreed by the LRB at its meeting of 20 June 2022, and without prejudice to the determination of the review, the following conditions have been prepared for the consideration of the LRB if it is minded to uphold the review and grant planning permission. 1. Details of the colour of the frames of the new windows at ground floor level shall be submitted to the planning authority and the windows shall not be installed until this detail has been approved in writing by the planning authority. 2. The new windows at ground floor level on the existing building shall be installed within two months of the first floor accommodation being completed or brought in to use whichever is the earlier date. Page 34 of 72
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Reason for conditions 1 and 2: To safeguard the appearance of the building as altered and the visual amenity of the surrounding area. 3. Details of the external appearance and dimensions of the proposed air source heat pump shall be submitted to the planning authority and the air source heat pump shall not be installed until these details have been approved in writing by the planning authority. Reason: For the avoidance of doubt as to what is approved, no details having been provided as part of the application submission. 4. Any noise associated with the air source heat pump shall comply with the product and installation standards for air source heat pumps specified in the Micro-generation Certification Scheme MCS 020(a). Reason: To protect the residential amenity of surrounding properties. 5. Development shall not begin until a bat survey has been carried out by a suitably qualified ecologist and any mitigation measures identified implemented in accordance with details to be submitted to and approved in writing by the planning authority. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning authority. Reason: To ensure the development accords with the requirements of policy DEV5 of the Proposed Midlothian Local Development Plan 2017. 6 Recommendations 6.1 It is recommended that the LRB: a) determine the review; and b) the planning advisor draft and issue the decision of the LRB through the Chair Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 16 September 2022 Report Contact: Ingrid Forteath, Planning Officer ingrid.forteath@midlothian.gov.uk Background Papers: Planning application 21/00467/DPP available for inspection online. Page 35 of 72
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File No. 1:1,250Scale: Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings Midlothian Council Licence No. 100023416 (2018) ± Midlothian Council Fairfield House 8 Lothian Road Dalkeith EH22 3AA Education, Economy & Communities Alterations to increase roof height White Cottage, Gladhouse Reservoir, Temple 22/00467/DPP Appendix A Page 36 of 72
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Page 1 of 5 Fairfield House 8 Lothian Road Dalkeith EH22 3ZN Tel: 0131 271 3302 Fax: 0131 271 3537 Email: planning- applications@midlothian.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100577466-004 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity John Gilbert Architects John Gilbert Architects Templeton-on-the-Green 201 The White Studios 01415518383 G40 1DA Lanarkshire Glasgow enquiries@johngilbert.co.uk Appendix B Page 37 of 72
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Page 2 of 5 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Mr Konrad Midlothian Council Rawlik White Cottage White Cottage EH23 4TA White Cottage (north of Gladhouse Reservoir) Scotland 654440 near Gorebridge 330048 Gladhouse Reservoir Page 38 of 72
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Page 3 of 5 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) Retrofit of the existing single storey White Cottage. Remove existing hipped roof and chimneys. Erect new timber stud first floor and roof with gables to create a new first floor. Ground floor build up replaced with insulated floor. Existing ground floor walls to have external wall insulation and new white render finish applied. New first floor walls and roof to be highly insulated and wrapped in metal cladding. New energy efficient glazing and doors installed throughout. ASHP and MVHR installed We have designed a high quality and energy efficient retrofit of an existing home with extensive pre-planning engagement. We had agreed the design with the planning officer pending some minor comments on window positioning which is not sufficient grounds for refusing an application as this is down to personal taste of the planning officer. The refusal report was contradictory to previous discussions, unprofessional and hugely disappointing. We believe the scheme meets all planning requirements. Page 39 of 72
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Page 4 of 5 Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * What date was the decision issued by the planning authority? * Review Procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) which are now the subject of this review * Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent. - Refusal of Planning Permission - Statement to Midlothian Council Local Review Body - all existing and proposed drawings as issued as part of planning application 22/00467/DPP 05/08/2022 22/06/2022 Page 40 of 72
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Page 5 of 5 Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: . John Gilbert Architects Declaration Date: 23/08/2022 Page 41 of 72
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White Cottage - 22/00467/DPP Refusal of Planning Permission Statement to Midlothian Council Local Review Body V1 John Gilbert Architects, 22/08/2022 John Gilbert Architects Ltd 201 The White Studios Templeton on the Green 62 Templeton Street Glasgow G40 1DA Tel: 0141 551 8383 www.johngilbert.co.uk Page 42 of 72
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22/00467/DPP Refusal of Planning Permission Summary of case 22/0047/DPP This retrofit project looks to extend and maximise the energy efficiency of an existing three bedroom family bungalow adjacent to Gladhouse Reservoir. The existing home is cold and draughty which is both uncomfortable and costly for the clients, especially given the ongoing energy cost increases. We are proposing to add a new roof, providing the family with a new first floor level, while upgrading the existing building fabric to be thermally efficient. We are also proposing the installation of an air source heat pump (renewable zero carbon heating) and mechanical ventilation heat recovery (MVHR) which will minimise the home’s heating requirement. The clients has confirmed they would like to strive for EnerPHit standard (Passivhaus equivalent for retrofit) which is the highest energy efficiency standard when working with existing buildings and the heating requirement should be reduced by 90%. We have developed a high quality contemporary design that is sympathetic to the neighbours property that does not try to mimic the existing cottage aesthetic but clearly defines it as modern. We have had extensive pre-planning discussions with the planning officer, Ingrid Forteath, since February 2022. She has provided detailed feedback via email on several occasions and we have developed our design accordingly. It was agreed early on that the home should have an overall contemporary aesthetic and we were told the use of dormer windows would not be acceptable to the new first floor level. The roof apex will increase by approx. 1.35m but will remain lower than the neighbours’ roof apex, this is demonstrated on our proposed cross section drawings. The design submitted for planning permission was the third design option we had drawn up based on Ingrid’s feedback, and by mid June, Ingrid confirmed the scheme to be acceptable. Her final comments were very minor (relating to window sizes and areas of timber cladding) and would not be sufficient grounds to refuse planning permission, so we submitted our application on 22nd June 2022. The client and ourselves were incredibly disappointed to receive a refusal of planning permission on 9th August as the scheme was agreed except for some very minor comments. Having read the ‘Recommendation Report’ via the online case file, the client and ourselves are incredibly frustrated and disappointed by the comments received as we are both happy with the design proposals and thought we were in a strong position given the level of pre-planning engagement. Many of the comments received were answered months ago and there seems to be absolutely no cognisance of the energy efficiency works and building refurbishment side to this project. We feel we have done everything that has been asked of us from a planning perspective and cannot understand how planning has been refused given the comments received. This document outlines the case in full and includes detailed information on the existing site, proposed works and responses to the planning comments received. 1 Page 43 of 72
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22/00467/DPP Refusal of Planning Permission 1. The existing site and house 2. The proposed house 3. Benefits of the development 4. Supporting information 5. Reasons for refusal and agent responses 6. Appendix A - comments on south glazing The existing site and house The existing site sits to the north of Gladhouse Reservoir near Gorebridge. There is a minor rural road running from west to east to the north of the reservoir dam. At the west end of the dam there are four dwellings, three to the north of the road and one to the south. White Cottage is the most north easterly building. The neighbouring building is a traditional sandstone cottage with a small modern extension to the east. The surrounding area is mostly open fields but there are pockets of woodland to the east and south. The dam slopes down to the road so White Cottage sits lower than the dam. White Cottage is a single storey home (assumed 1930’s) with a hipped pitched roof covered in red roman style roof tiles and two large chimneys. The walls are double skin masonry with a white render finish with a partially vented cavity and no insulation. The existing windows are uPVC double glazed and are in a traditional cottage style. The existing floor is mainly suspended timber floor with small areas of ground bearing concrete. The existing floor was insulated in recent years but the works were done badly and it needs replacing. There is a small porch extension to the east side of the home that was erected in 2017. There are generous garden spaces to the north, east and south of the home. None of the other surrounding buildings have hipped roofs or red roof tiles. Please refer to the existing drawings for full details of the house. 2 Page 44 of 72
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22/00467/DPP Refusal of Planning Permission The proposed house There are three key elements to the proposals from the client’s perspective: i) improved internal layout at ground floor and new first floor ii) improve energy efficiency of the home iii) updated external appearance to tie existing and proposed together The ground floor layout has been consolidated to provide a larger bathroom, large master bedroom and more usable living room. A new double height hallway and staircase has been included to provide access to the rear garden and new first floor level. All window sizes and positions remain as existing with the exception of the new rear door and glazed side panel. Refer to proposed ground floor plan for full details. At first floor there will be an open plan landing with informal sitting room, two generously sized double bedrooms, a new bathroom and storage. The bedrooms and sitting room will offer picturesque views over the reservoir to the south. The wall head will only be slightly raised by 1.2m to minimise the increase in building height while providing the client with as much usable space internally as possible. The new roof apex will remain below the level of the neighbours’ apex to the west. The existing chimneys will be removed as they are very poor for energy efficiency. In lieu of dormer windows we have proposed sloping ‘L’ shape roof windows that give the rooms plenty of light, solar gain (passive space heating from the sun) and views out, while ensuring the external appearance has a contemporary aesthetic. Refer to proposed first floor plan for full details. As the home is called ‘White Cottage’ the clients were keen to ensure it still lived up to its name so the three materials proposed externally are: white silicone render, zinc roof / wall cladding and vertical timber cladding. The natural timber cladding has been used to soften predominantly white and grey elevations and carefully positioned to tie in the ground floor and first floor openings, see red lines on elevations below. All the windows will be replaced with timber frame triple glazed Passivhaus certified windows. These are high performance windows minimising heat lost to the outside to further reduce the heating demand of the home. Refer to proposed elevations for full details. 3 Page 45 of 72
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22/00467/DPP Refusal of Planning Permission The existing ground floor and external walls will all be fully insulated and made airtight (to minimise heat loss to outside). This insulation / airtightness line will be continued up via the new first floor walls and roof to provide the clients with a fully insulated and airtight home. This keeps the home warm in the cold winter but also keeps the home cool during periods of excessive heat in summer. Given recent the recent heatwaves these kind of retrofit works to existing buildings will need to be employed all across the UK in the coming years. The home will be heated via an air source heat pump (ASHP) which uses an external unit to take heat from the air and heat an internal water cylinder which provides hot water for sinks, showers, baths and space heating (radiators). This is a renewable zero carbon heating solution. There will be a conservative amount of photovoltaic (PV) roof panels providing the clients with renewable electricity. We have also proposed a mechanical ventilation heat recovery (MVHR) unit which brings in fresh air while extracting stale moist air and transferring the heat to the incoming fresh air. This means you aren’t exhausting internal heat to the outside and this massively reduces the heating demand of the home. Our proposals will optimise the internal environment and maximise the occupant’s health and benefit them financially. The glazing to the south (front) elevation has been carefully sized and positioned to control solar gain to minimise the risk of overheating while making the most of the views across the reservoir and maintaining the clients privacy. The footpath along the dam is at first floor level so walkers will be passing here regularly, see below images and refer to Appendix A for full details. 4 Page 46 of 72
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22/00467/DPP Refusal of Planning Permission The proposed roof apex height (yellow dashed line) will increase by a maximum 1.35m which would be approximately the height of the existing chimney pots, but most importantly, the new apex will be below the level of the neighbouring stone cottage (red line). Refer to existing site photo below demonstrating this. The new roof will have gables rather than hips which will fit into the local context far better. All the neighbouring buildings have slate tiled gable roofs so the proposed roof will be more suitable than the existing. This was not covered in any comments received from planning. Benefits of the proposed works 1. Upgraded existing building fabric - protecting the existing building and future proofing it for a fluctuating and unpredictable climate 2. High performance walls and roof at first floor level - providing the clients with an energy efficient and comfortable home with internal accommodation as required 3. Renewable energy technology - combining an ASHP and PV roof panels with the MVHR to minimise the heating demand and maximise efficiency of heating 4. Occupant health and finances - a more energy efficient home means maximising occupant health and reducing energy bills by approx 90% 5. Surrounding context - none of the neighbouring buildings have red tiles or hipped roofs so the proposed gable roof with grey cladding will fit in with the local context far better than the existing house Supporting information Please refer to the existing and proposed drawings submitted as part of the planning application for full details of proposed works. 5 Page 47 of 72
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22/00467/DPP Refusal of Planning Permission Reasons for refusal and agent responses The below reasons are as stated in the 'Refusal of Planning Permission’ report received on 9th August 2022. We have outlined responses to each. 1. The proposed alterations are neither sympathetic to the character of the existing building or of a sufficient high quality design as to warrant approval of such substantial alterations. The current proposal would detract from the existing character of the application property and the visual amenity of the surrounding area. Our previous versions of the design retained the existing ‘cottage aesthetic’ to the ground floor while adding a new first floor and roof but it was agreed with planning that this was not acceptable and an ‘overall contemporary approach’ was to be adopted. This statement is contradictory to the reasons given in the handling report. Our proposals provide a cohesive overall contemporary building which was the preferred direction agreed with planning. This avoids any new work looking like an addition which has been stuck on to an existing building. The planning proposals use high quality materials throughout and will be detailed in a robust and elegant manner. The comments received in the handling report are contrary to previous discussions, totally subjective (down to the personal tastes of the planning officer) and unprofessional. We have never received a report containing such poorly argued comments and it is our opinion that the planner has become transfixed on minor details such as window sizes when there is a far bigger picture to be seen given the climate emergency and escalating energy prices. 2. For the above reasons the proposal is contrary to the aims of Scottish Planning Policy which supports good design and policy ENV 6 of the adopted Midlothian Local Development Plan 2017 which requires that development proposals incorporate high standards of design. As stated above, we believe reason 1 is flawed and contrary to previous discussions. Our design proposals have been carefully considered and designed to suit the client’s needs and local rural context. We have specified high quality materials that are in keeping with the surroundings and offer high performance in terms of energy efficiency. 1. Upgraded existing building fabric - protecting the existing building and future proofing it for a fluctuating and unpredictable climate 2. High performance walls and roof at first floor level - providing the clients with an energy efficient and comfortable home with internal accommodation as required 3. Renewable energy technology - combing an ASHP and PV roof panels with the MVHR to minimise the heating demand and maximise efficiency of heating 6 Page 48 of 72
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22/00467/DPP Refusal of Planning Permission 4. Occupant health and finances - a more energy efficient home means maximising occupant health and reducing energy bills by approx 90% 5. Surrounding context - none of the neighbouring buildings have red tiles or hipped roofs so the proposed gable roof with grey cladding will fit in with the local context far better than the existing house 7 Page 49 of 72
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22/00467/DPP Refusal of Planning Permission Appendix A - comments on south glazing The below mark ups were received from Ingrid Forteath on 17th June 2022. These show the proposed south elevation with variations of glazing and timber cladding shapes and sizes. We confirmed that the glazing to the south elevation had specifically been designed to control solar gain (heat from the sun) and maintain privacy from the footpath along the dam, see below sketch section. These received sketches are naive and based entirely on personal taste and aesthetics which is not how planning policy or architecture should ever be applied and shows a complete lack of understanding. We believe we have suitably demonstrated how and why elevations are as proposed and that they are based on sound reasoning relating to energy, privacy, internal function and aesthetics. To do anything other than this would be irrational and naive. 8 Page 50 of 72
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MIDLOTHIAN COUNCIL DEVELOPMENT MANAGEMENT PLANNING APPLICATION DELEGATED WORKSHEET: Planning Application Reference: 22/00467/dpp Site Address: White Cottage, Gladhouse Reservoir, Temple, Gorebridge Site Description: The application property comprises a single storey detached dwellinghouse in a rural setting on the north side of and overlooking Gladhouse Reservoir. The house is finished externally in white painted render with brown contoured concrete roof tiles and white upvc window frames. Proposed Development: Alterations to dwellinghouse to increase roof height Proposed Development Details: It is proposed to remove the existing roof over the cottage and raise the wall head and form a new pitched gable end roof with a gable feature at the front to provide accommodation at first floor level. The submitted plans indicate that the ridge of the roof will be 1.2m higher than the existing ridge. The house as altered is to be finished externally in smooth white render with panels of timber cladding at ground floor level and charcoal zinc cladding on the walls at first floor level and on the roof. The front south facing roof plan incorporates solar panels. First floor windows are specified as being timber with a charcoal coloured external finish. Ground floor window are noted as being timber but the colour has not been specified. An air source heat pump is also proposed attached to the rear elevation of the existing building. No details of the external appearance of the air source heat pump have been submitted. Background (Previous Applications, Supporting Documents, Development Briefs): History sheet checked. Consultations: The Wildlife Information Centre have recommended that due to the extensive roof works planned and bearing in mind the surrounding habitats (woodland and wetland within 200m) a bat survey should be carried out by a suitably qualified ecologist. Representations: One representation has been received in relation to the application raising no objection to the proposal but suggesting that either slate or tiles on the roof would be more appropriate in a rural setting. Surprise is expressed at the difficulty in raising the roof line given the climate emergency, fuel costs etc. stating that it is far more fuel and energy efficient to build and insulate 2-3 storey properties than extend by adding on single storey units which planning departments should take into account. Appendix C Page 52 of 72
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Relevant Planning Policies: The Scottish Governments Scottish Planning Policy document supports good design and seeks to protect the amenity of existing development. The relevant policies of the Midlothian Local Development Plan 2017 are; RD1 – Development in the Countryside - states that development in the countryside will only be permitted if it is required for the furtherance of agriculture, including farm related diversification, horticulture, forestry, countryside recreation or tourism; it accords with policies RD2, MIN1, NRG1 or NRG2; or it accords with the Council’s Supplementary Guidance on Development in the Countryside and Green Belt. For housing, this is limited to homes required to support an established countryside activity. ENV6 – Special Landscape Areas – states that development proposals will only be permitted where they incorporate high standards of siting and design and where they will not have significant adverse effect on the special landscape qualities of the area. It is noted that policy DP6 House Extensions, from the now superseded 2008 Midlothian Local Plan, set out design guidance for new extensions requiring that they are well designed in order to maintain or enhance the appearance of the house and the locality. The policy guidelines contained in DP6 also relate to size of extensions, materials, impact on neighbours and remaining garden area. It also states that front porches to detached or semi-detached houses are usually acceptable provided they project less than two metres out from the front of the house. It also allowed for novel architectural solutions. The guidance set out within this policy has been successfully applied to development proposals throughout Midlothian and will be reflected within the Council’s Supplementary Guidance on Quality of Place which is currently being drafted. Planning Issues: The main planning issue to be considered is whether or not the proposal complies with the development plan policies and, if not, whether there are any material planning considerations which would otherwise justify approval. As this is an existing house there is no objection in principle to its extension. The existing property at single storey and with a hipped roof is relatively modest in scale and as a result is not a dominant feature in the landscape. It is pleasant in character with its symmetrical form and bell cast hipped roof. The proposed alterations will radically change the character of the house. This alone does not preclude consideration of the proposed scheme. The scheme has been the subject of pre-application negotiation. The agent was advised that a contemporary approach may be acceptable however this would need to form part of an overall design concept for the whole of the house, including fenestration at ground floor level and the use of high quality external materials. This was not advised as being the only option available. The general form of the proposal is acceptable. Subject to the proposed zinc roofing forming part of an overall design concept as referred to previously the introduction of this material at the site, also taking in to account the existing concrete roof tiles, at this location would not detract from the character of the area. It was the agent who suggested that the roof height be increased by 1.35m in Page 53 of 72
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response to which he was advised that raising the roof height so as to not exceed the roof height of Stone Cottage next door may be acceptable. In order to consider an extension of the form and size proposed it would need to be of a very high quality design finished in high quality materials. The success of the extension would be very much dependent on these details in order to be considered an improvement on the existing situation. A sticking point has been the treatment of in particular the front elevation especially the front gable and the standard design of the windows. The building as altered will be more prominent than the existing building as a result of the increase in its height and the form of the roof and the large front gable feature. The agent was advised that the panels of timber cladding appear tokenistic and should be deleted from the scheme. The agent was also advised of concern that the front gable will appear as a bulky addition. It was suggested that this would be improved if the two windows at ground level on the front elevation were extended with a further window in the middle to form a bank of glazing with the area of glazing at first floor level also significantly increased. The agent responded as follows: - south facing windows to the central gable have been sized specifically to control solar gain, any larger could result in overheating and uncomfortable internal conditions for the client. These upper windows also look out over Gladstone reservoir so we would have concerns over privacy about dog walkers etc. looking into the larger gable windows - combining the ground floor windows would also not be practical as these are sized as existing and combining these would require considerable structural works which the client does not want to do - timber cladding softens the palette of materials (grey metal and white render could be very stark on its own) and these tie in with key points on the building so window jambs etc are aligned from existing to new Further possible options were presented to the agent which did not include excessive areas of glazing above what is currently being proposed along with timber cladding as part of a design feature on the gable to help soften its appearance as opposed to the currently proposed smaller panels of cladding. These suggestions were not taken up or explored further by the agent with the Planning Authority and the currently submitted scheme has not changed since the final pre-application submission. The proposed alterations are not sympathetic to the character of the existing building and appear as a lacklustre attempt at contemporary design not of a sufficient high quality design as to warrant approval of such substantial alterations. This is a shame as from looking at the agent’s website they are clearly capable of more interesting designs. The current proposal would detract from the existing character of the application property and the visual amenity of the surrounding area. The air source heat pump is to be located at the rear of the house and will not have a significant impact on the character and appearance of the property or the visual amenity of the area. Should planning permission be forthcoming it would be appropriate to condition noise levels in relation to operation of the air source heat pump. Page 54 of 72
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The proposals will not have a significant impact on the amenity of the occupiers of the neighbouring property. Recommendation: Refuse planning permission Page 55 of 72
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Refusal of Planning Permission Town and Country Planning (Scotland) Act 1997 Reg. No. 22/00467/DPP John Gilbert Architects The White Studios 201 Templeton-on-the-Green Glasgow G40 1DA Midlothian Council, as Planning Authority, having considered the application by Mr Konrad Rawlik, White Cottage, Gladhouse Reservoir, Gorebridge, EH23 4TA, which was registered on 30 June 2022 in pursuance of their powers under the above Acts, hereby refuse permission to carry out the following proposed development: Alterations to dwellinghouse to increase roof height at White Cottage, Gladhouse Reservoir, Temple, Gorebridge, Midlothian, EH23 4TA In accordance with the application and the following documents/drawings: Document/Drawing. Drawing No/Scale Dated Location Plan (LP)01 B 30.06.2022 Existing Elevations (EE)01 A 1:50 30.06.2022 Existing Elevations (EE)02 A 1:50 30.06.2022 Site Plan (EP)01 B 1:200 30.06.2022 Existing Ground Floor Plan (EP)03 A 1:50 30.06.2022 Existing Cross Section (ES)01 A 1:50 30.06.2022 Illustration/Photograph (PD)01 A 30.06.2022 Illustration/Photograph (PD)02 A 30.06.2022 Proposed Elevations (PE)01 A 1:50 30.06.2022 Proposed Elevations (PE)02 A 1:50 30.06.2022 Proposed Ground Floor Plan (PP)01 A 1:50 30.06.2022 Proposed First Floor Plan (PP)02 A 1:50 30.06.2022 Proposed Roof Plan (PP)03 A 1:50 30.06.2022 Proposed Cross Section (PS)01 A 1:50 30.06.2022 Proposed Cross Section (PS)02 A 1:50 30.06.2022 The reasons for the Council's decision are set out below: Appendix D Page 56 of 72
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1. The proposed alterations are neither sympathetic to the character of the existing building or of a sufficient high quality design as to warrant approval of such substantial alterations. The current proposal would detract from the existing character of the application property and the visual amenity of the surrounding area. 2. For the above reasons the proposal is contrary to the aims of Scottish Planning Policy which supports good design and policy ENV 6 of the adopted Midlothian Local Development Plan 2017 which requires that development proposals incorporate high standards of design. Dated 05 / 08 /2022 …………………………….. Matthew Atkins - Lead Officer Planning Obligations Fairfield House, 8 Lothian Road, Dalkeith, EH22 3ZN Page 57 of 72
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Any Planning Enquiries should be directed to: Planning and Local Authority Liaison Direct Telephone: 01623 637 119 Email: planningconsultation@coal.gov.uk Website: www.gov.uk/coalauthority STANDING ADVICE The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Standing Advice valid from 1st January 2021 until 31st December 2022 Page 58 of 72
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Title Site Layout Drg No. Rev [EP]01_B Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:200 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. NORTH 15,069 4,490 6,090 4,490 B Site photos added. Issued for planning 20/06/2022 White CottageStone CottageWhite CottageStone Cottage Footpath along reservoir View to the south across Gladhouse Reservoir North Walled Garden Garden Oil tankStone Cottage White Cottage Yard Garage Trees Minor Road to North Side if Gladhouse Resorvoir Rear Acces to Yard 10/03/2021 Existing Site Photos Appendix E Page 59 of 72
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Title Existing Front and Rear Elevations Drg No. Rev [EE]01_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. 150 2,285 375 2,550 Existing Front Elevation Existing Rear Elevation DC 20/06/2022 Page 60 of 72
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Title Existing Gable Elevations Drg No. Rev [EE]02_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. Existing Gable Elevation Existing Gable Elevation DC 20/06/2022 Page 61 of 72
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Title Existing Cross Section 01 Drg No. Rev [ES]01_A Project Status Feasibility Scale at A3 1:50 Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. 2,555 ceiling height 1,505 2,350 2,260 3,950 37° Approximate level of neighbours roof apex 155x50mm 150x50mm 125x50mm 100x50mm Timber roof structure at approx 450mm centres DC 20/06/2022 Existing Cross Section Page 62 of 72
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Title Existing Ground Floor Plan Drg No. Rev [EP]03_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. Bedroom 1 Bedroom 2 Bedroom 3 Hall RVP Stone wall SVP AV SVP AV SVP AV RVP RVP RVP Gravel Area Gravel Area Fall Fall Fall Ensuite Bathroom Kitchen Dining Room Porch RVPLiving Room DC 20/06/2022 Existing Ground Floor Plan Page 63 of 72
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Title Proposed External 3D Views Drg No. Rev [PD]01_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. DC 20/06/2022 Proposed Rear View Proposed Front View Page 64 of 72
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Title Proposed Front and Rear Elevations Drg No. Rev [PE]01_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. New first floor and roof level timber structure as per structural engineer's design and specification Zinc standing seam metal roof wraps from roof to walls New timber frame triple glazed first floor windows and roof windows, refer to cross sections. Openable section is an escape window as per Technical Handbook clause 2.9.4. Charcoal finish externally, natural timber finish internally New timber frame triple glazed windows to ground floor level Ground floor walls retained with cavity fill insulation and 200mm mineral wool external wall insulation with white silicone render finish Below DPC level XPS insulation with charcoal silicone render finish to match window frame colour Bathroom and ensuite drainage collated into a single soil vent pipe Existing window width extended to create a door and side window for access to garden from living room and hallway Rooflight to new ensuite at first floor, refer to floor plans Zinc standing seam metal roof and wall cladding, charcoal in colour K Rend 'Silicone TC30 - Pure White' render to external wall insulation External ASHP unit positioned as shown on concrete base, spec to be confirmed with supplier Areas of larch vertical timber cladding used to tie in lower and upper windows Rooflight and window align with stairs internally to provide natural light to stair and a view outside Gutters concealed in flashing to base of standing seam metal roof, connected to downpipes on gables Areas of larch vertical timber cladding used to tie in lower and upper windows Vertical timber cladding Landscape window to sitting room for views out to the reservoir when standing or sitting, cill at seat height to create window seat New timber frame triple glazed first floor windows and roof windows, refer to cross sections. Openable section is an escape window as per Technical Handbook clause 2.9.4. Charcoal finish externally, natural timber finish internally Solar photovoltaic panel zones to south facing side of roof, 'in line' install so they are flush with the roof finish DC 20/06/2022 Proposed Front Elevation Proposed Rear Elevation Page 65 of 72
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Title Proposed Gable Elevations Drg No. Rev [PE]02_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. K Rend 'Silicone TC30 - Pure White' render to external wall insulation Metal standing seam roof and wall cladding, charcoal in colour Vertical timber cladding Downpipes drop at gable corners Downpipes drop at gable corners Gutters concealed in flashing at underside of metal cladding Gutters concealed in flashing at underside of metal cladding DC 20/06/2022 Proposed Gable 1 Elevation Proposed Gable 2 Elevation Page 66 of 72
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Title Proposed Cross Section 01 Drg No. Rev [PS]01_A Project Status Feasibility Scale at A3 1:50 Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. 2,460 200 2,400 2,000 3,790 min 600 3,950 1,780 500 Bedroom 1Bathroom Bedroom 3 Approximate level of neighbours roof apex New timber frame triple glazed first floor windows and roof windows. Charcoal finish externally, natural timber finish internally Deep cill and cill height to provide a seat at bedroom windows Neighbours roof apex height has been checked on site. Proper measurement required on site prior to confirming roof pitch DC 20/06/2022 Proposed Cross Section 01 Page 67 of 72
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Title Proposed Cross Section 02 Drg No. Rev [PS]02_A Project Status Feasibility Scale at A3 1:50 Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. 3,950 2,400 1,100 400 1,250 5,060 615min 600 Hallway Living Room Landing Sitting Room Approximate level of neighbours roof apex Landscape window to sitting room for views out to the reservoir when standing or sitting, cill at seat height to create window seat Glazed double doors from living room to double height hallway with new timber staircase and balustrade to access new first floor Storage beneath stair with hidden access door DC 20/06/2022 Proposed Cross Section 02 Page 68 of 72
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Title Proposed Roof Plan Drg No. Rev [PP]03_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. S-01 S-01 S-02 S-02 Zinc standing seam metal roof and wall cladding, charcoal in colour New timber frame triple glazed first floor windows and roof windows. Charcoal finish externally, natural timber finish internally Solar photovoltaic panel zones to south facing side of roof, 'in line' install so they are flush with the roof finish Rooflight to new bathroom at first floor DC 20/06/2022Proposed Roof Plan Solar photovoltaic panels integrated into metal roof Page 69 of 72
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Title Proposed Ground Floor Plan Drg No. Rev [PP]01_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. 1 2 3 4 5 6 S-01 S-01 S-02 S-02 Stone wall RVP Gravel Area Gravel Area Fall Fall Fall SVP ASHP ASHP Bathroom 8.05 m2 Hallway 8.94 m2 Bedroom 1 17.04 m2 Living Room 23.30 m2 Bedroom 2 12.14 m2 Dining Room 13.37 m2 Kitchen 13.62 m2 Porch 5.09 m2 Storage 2.42 m2 Additional storage beneath the stair for ASHP internal unit, spec to be confirmed with supplier. Door height is reduced to suit stair level above Timber batten balustrade to stair conceals door to under stair storage Downpipes drop at gable corners DC Proposed Ground Floor Plan 20/06/2022 Page 70 of 72
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Title Proposed First Floor Plan Drg No. Rev [PP]02_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 1:50 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. S-01 S-01 S-02 S-02 MVHR Sitting Room (open plan) 13.83 m2 Bedroom 3 18.04 m2 Bedroom 4 18.04 m2 Landing 8.90 m2 Storage 2.30 m2 Bathroom 3.97 m2 Storage 4.28 m2 Colour fills give room areas where clear head height is 2m minimum White area will be usable space but is not allowed to be included in room areas as this is below 2m head height Grey dashed line is the flat ceiling above at 2.4m above floor level Rooflight with seating at cill level Rooflight with seating at cill level Rooflight only to bathroom MVHR ventilation unit above ceiling level and vented through the roof, spec and exact position to be confirmed DC 20/06/2022Proposed First Floor Plan Page 71 of 72
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Title Proposed Internal 3D Views Drg No. Rev [PD]02_A Project Status Feasibility Client Jasmin Paris & Konrad Rawlik Project White Cottage Gorebridge Rev. Ammendment Date Job No 04377 Date of issueDrawn by BLu Scale at A2 201 White Studios, 62 Templeton Street, Glasgow, G40 1DA Tel: 0141 551 8383 Web: www.johngilbert.co.uk Notes / Key: Do not scale from this drawing. All existing dimensions to be checked on site prior to commencement of works or manufacturing of components. Any discrepancies to be brought to the attention of the architect - if in doubt, ask. This drawing is the copyright of John Gilbert Architects Ltd. No copying or distribution of this drawing or any part thereof is permitted without prior written permission. DC 20/06/2022 Ground Floor - Living Room View Ground Floor - Living Room into Hallway View Ground Floor - Hallway View First Floor - Landing View First Floor - Sitting Room View First Floor - Bedroom View Page 72 of 72