Listed Buildings and Conservation Areas
December 2012 Cover image courtesy of Edinburgh World Heritage Listed Buildings & Conservation Areas
Who is this guidance for? This document is divided into two parts: This guidance provides information on repairing, Part 1. Listed Building Guidance Part 2. Conservation Area Guidance altering or extending listed buildings and unlisted buildings in conservation areas. Policy Context Policy Env 3 This document is part of a suite of Edinburgh Sets out when development within the curtilage Planning Guidance. or affecting the setting of a listed building will be permitted.
Guidance for Businesses Listed Buildings & Policy Env 4 December 2012 Conservation Areas December 2012 Sets out when proposals to alter or extend a listed building will be permitted.
Policy Env 6
Sets out when development within a conservation Guidance for Edinburgh Design area or affecting its setting will be permitted. Householders Guidance December 2012 2013 Further Information If you require any further information or clarification after reading this document, please visit our website at www.edinburgh.gov.uk/ This guidance interprets polices in the Edinburgh planning or contact the Planning Helpdesk on 0131 Developer Contributions Street Design City Local Plan which seek to protect the character 529 3550. & Affordable Housing Guidance and setting of listed buildings, and the character and May 2011 2013 appearance of conservation areas. Historic Scotland Historic Scotland is the executive agency of the Scottish For listed buildings or conservation areas in the rural Government. Historic Scotland has responsibility for the west, the Rural West Edinburgh Local Plan sets out the listing of buildings and are consulted on applications for Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. equivalent provision. listed building consent. Contents
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Part 1: Listed Buildings 5 Part 2: Conservation Areas 24 Do I need Listed Building Consent? 5 Do I Need Planning Permission? 24 What Other Consents Might Be Required? 6 What Other Consents Might Be Required? 24 General Principles 6 General Principles 25 Repair 7 Repair 25 External Alterations 10 Demolition 25 Internal Alterations 20 Extensions and Alterations 25 New development in the grounds of listed buildings 22 Shopfront Alterations and Signage 26 Windows and Doors 26 Stone Cleaning 26 Painting 27 Paint Removal 28 Telecommunications including Satellite Dishes 28 Gas Pipes and Meter Boxes 29 Flues 29 Air Conditioning and Refrigeration 29 Adaptation for Accessibility 29 Part 1: Listed Buildings
Listed buildings represent the very best examples To check whether your property is listed, the Council’s Proposed change will be managed to protect a of the built heritage. They are defined as buildings online map can be used. Alternatively, please contact building’s special interest while enabling it to remain of special architectural or historic interest and are the Planning Helpdesk on 0131 529 3550 or email: in active use. Each proposal will be judged on its own protected under the Planning (Listed Buildings and [email protected]. merits. Listing should not prevent adaptation to Conservation Areas) (Scotland) Act 1997. The lists modern requirements but ensure that work is of Buildings of Historic or Architectural Interest are implemented in a sensitive and informed manner. The compiled by Historic Scotland on behalf of Scottish Do I need Listed Building aim is to guard against unsympathetic alterations and Ministers. The term building includes structures such Consent? prevent unnecessary loss or damage to historic fabric. as walls and bridges. Any alterations which would seriously detract from or alter the character of a listed building are unlikely to There are three categories of listed buildings: Listed buildings are afforded statutory protection. This means that listed building consent is required receive consent Category A - Buildings of national or international for the demolition of a listed building, or its alteration importance, either architectural or historic, or or extension in any manner which would affect its fine little-altered examples of some particular character as a building of special architectural or period, style or building type. historic interest. Category B - Buildings of regional or more than Listing covers the interior as well as the exterior, and local importance, or major examples of some includes any object or structure fixed to the building, particular period, style or building type which or which has been included within its curtilage since may have been altered. 1st July, 1948. Listing, therefore, extends to historic Category C - Buildings of local importance, lesser fixtures or fittings (plasterwork, chimneypieces, examples of any period, style, or building type, panelling) and items within the curtilage such as as originally constructed or moderately altered; stables, mews, garden walls and stone setts. Any and simple traditional buildings which group proposals to alter unsympathetically, relocate or well with others in categories A and B. remove such features are likely to detract from the quality of the setting and are unlikely to be approved. Listed building consent is not required for internal Buildings which relate together in townscape terms redecoration, renewal of bathroom and kitchen or as planned layouts in urban, rural or landed estate Listed building consent must be obtained where fittings, rewiring or new plumbing, provided fittings contexts, often have their group value stressed by proposals will alter the character of the listed or internal decorations (such as decorative plaster, inclusion within ‘A’ or ‘B’ groups. building, regardless of its category or whether the murals and paintings) which contribute to the work is internal or external. character of the building or structure are not affected.
December 2012 Page 5 Listed Buildings - Consents and General Principles
In considering any application for listed building What if the work has already been carried clarification on 0131 529 3550 oremail:planning@ consent, and also any application for planning out? edinburgh.gov.uk. permission for development which affects a listed If you believe your building work is ‘permitted building or its setting, the Council are required to It is a criminal offence to demolish, alter materially development’, you can apply for a Certificate of have special regard to the desirability of preserving or extend a listed building without listed building Lawfulness. This is a legal document from the Council the building or its setting, or any features of special consent. Alterations may be subject to enforcement which confirms that the development is lawful. architectural or historic interest which it may possess. action or prosecution at any time. Retrospective In this context, preserving, in relation to a building, applications for listed building consent will be In addition, listed building consent may be required means retaining it either in its existing state or subject considered on their merits. regardless of whether planning permission has been only to such alterations or extensions as can be City of Edinburgh Council guideline Selling Your granted. carried out without detriment to its character. House sets out the criteria which will be used to Advertisement Consent The tests for demolition are detailed in the Scottish determine whether to take enforcement action against Historic Environment Policy. No listed building unauthorised works to a listed building. This will Many advertisements will require advertisement should be demolished unless it has been clearly help if you are selling a listed property and provides consent, in addition to listed building consent demonstrated that every effort has been made general advice on listed building consent. and planning permission. You can check this by to retain it. The Council will only approve such consulting The Town and Country Planning (Control applications where they are satisfied that: of Advertisements) (Scotland) Regulations 1984 or by What Other Consents Might seeking advice from the Planning Helpdesk. • the building is not of special interest; or Be Required? Building Warrant • the building is incapable of repair; or Planning Permission Converted, new or altered buildings may require • the demolition of the building is essential to a building warrant, even if planning permission or delivering significant benefits to economic growth Development is defined as the carrying out of listed building consent is not required. Please contact or the wider community; or building, engineering, mining or other operations in, on, over or under land, or the making of any material Building Standards for more information on 0131 529 • the repair of the building is not economically viable change in the use of any buildings or other land. 7826 or email: [email protected]. and that it has been marketed at a price reflecting uk. its location and condition to potential restoring Planning permission is required for many alterations, purchasers for a reasonable period. additions and changes of use, although some development can be carried out without planning General Principles Repairs which match the original materials and permission. This is ‘permitted development’. The aim of this guideline is to prevent unnecessary methods and do not affect the character of the loss or damage to historic structures and ensure that building do not usually require listed building consent To determine whether planning permission is proposals will not diminish their interest. or planning permission. required, the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 or The fact that a building is listed does not mean that Please contact the Planning Helpdesk on 0131 529 Government Circular on Permitted Development changes cannot be made. However, it does mean 3550 in advance of any works in order to determine should be considered. The Planning Helpdesk can that any alterations must preserve its character. Any whether consent is required. also be contacted for further information or informal
Page 6 December 2012 Listed Buildings - Repair alterations which would seriously detract from or Stone Repair Where indenting is appropriate, the indent should be alter the character of a listed building are unlikely to selected to closely match the original stone. Artificial Before any repairs are undertaken, the existing receive consent. stone should not be used on listed buildings. stonework details should be carefully categorised for It is strongly advised that specialist advice be sought the: There will inevitably be a marked contrast between prior to carrying out any works to a listed building. old and new work. However, within a few years of • Type: ashlar, random rubble, coursed rubble etc. Without exception, the highest standards of materials repair the effects of natural weathering will have and workmanship will be required for all works • Tooling: broached, stugged, polished gone a long way to remedy this situation. Cosmetic associated with listed buildings. treatment of indented stone, either cleaning the old • Joints: v-jointed, square-jointed, fine-jointed, etc. stone or distressing the new is not recommended. Any alterations should protect the character and An analysis of the stone will also be special interest of listed buildings . Partial indenting should not normally be considered. required to establish its chemical In certain circumstances, small indents may be There is a strong presumption against demolition of make-up and ensure compatibility appropriate on moulded detail, but leaving the listed buildings and proposals for demolition will be with the existing stone. damaged stonework may be more acceptable than assessed against the criteria set out in the Scottish carrying out a visually intrusive repair. These details should be respected Historic Environment Policy. and repeated, where appropriate, Stone indents on external original steps and entrance when stone replacement and platts are normally the most appropriate method of Repair pointing is carried out. Inappropriate repair. Concrete screeds to steps and entrance platts replacements affect the architectural are not acceptable. integrity of historic buildings. Planning permission and listed building consent Redressing are not normally required for repairs which match It is also imperative to remedy the the original materials and methods and do not Redressing is the removal of the surface layer from the cause of any decay by eliminating sources of soluble decayed stone. This may not be appropriate as it can affect the character of the building. However, salts, preventing the passage of moisture and cause considerable damage to the underlying stone before any repair work is undertaken, the Planning rectifying active structural faults. and accelerate decay. Helpdesk should be contacted on 0131 529 3550. Inappropriate repairs can result in enforcement Indenting Mortar action or prosecution. Indenting is the insertion of a new stone to replace Mortar repairs to stone should only be used as an one which is damaged or decayed. extension of pointing to fill in small areas of decay and Repairs to listed buildings should always be carried extend the life of a stone which would otherwise have out with care. Matching the original materials and Indenting may not always to be replaced. method is important. The use of inappropriate be necessary when a materials and poor repair techniques can accelerate stone has a defect; if the In some cases, it may be appropriate to use mortar the decay of traditional historic buildings, shorten stone can reasonably be on sculpted or moulded stonework. However, as their lifespan and result in longer-term problems expected to survive for mortar is significantly different from stone, ensuring which may reault in much higher repair costs. another 30 years, it should a permanent bond between the two materials will be left, regardless of its be difficult. Therefore, a mortar repair will have a appearance. considerably shorter life than indenting. December 2012 Page 7 Listed Buildings - Repair
Lime mortars will usually be the most appropriate mix. Lime mortar should be used in most instances. The presence of cement in the mix used for mortar However, as the technology, science and physical repairs will accelerate decay in the neighbouring properties of pure lime mortars vary considerably stone. from cement gauged mortars, they must be used carefully. Hard cement mortar should never be used. Weather Proofing In traditional construction, the free movement of Traditional Harls and Renders water vapour through the fabric of a building in both Hard cement mixes should not be used for harls directions is essential. and renders. A hard mix will trap a layer of moisture The use of silene and silicone treatments to weather between the harl and the stonework beneath, thus proof stone is not recommended because serious forcing water back into the stone and encouraging damage can occur if condensation builds up within a accelerated decay. Lime mixes are recommended. pitch, cladding (particularly colour, weight, texture stone and the process is not reversible. Original harls can be analysed to establish their and origin of slate and ridge material) and ornament is composition. In order to prepare surfaces for harling important. Any later work of definite quality which Mortar Joints and Pointing Repair and rendering, old cement render should usually be makes a positive contribution to the interest of the The original mortar joints and pointing should be removed. In most cases, it will be more appropriate to building should also be kept. respected, if traditional and causing no damage. use a wet dash rather than a dry dash. It is important Pointing can take many forms (recessed, flush, that each ‘layer’ of harl is allowed to dry fully before slaistered etc.) In some instances, small pieces of applying another coat. However, each situation is stone or slate are used in the mortar mix. In cases different and specialist advice should be sought on where it is unclear what existed previously, mortar best practice. analysis should be carried out. Roofs Under no circumstances should joints be widened to facilitate the work. Raking out should be done Listed building consent will be required for carefully with hand tools; power tools should never alterations to roofs. Planning permission may also be used. It is important that the correct pointing and be required, depending on the proposal. tools are chosen and used for specific types of joints. Planning permission and listed building consent Mortar should be sufficiently resilient to are not normally required for repairs which match The restoration of lost roof elements to match the accommodate minor movements in the masonry, but the original materials and methods and do not original form will be encouraged. it should never be stronger or denser than adjoining affect the character of the building. stones. This will cause the mortar to crack and prevent It is important to use the proper repair techniques and materials for ridges, flashings, mortar fillets and drying out through the joints, causing moisture to The roof, which includes parapets, skews, chimney parapet gutters. Ridges should be replaced to match evaporate through the stones, accelerating decay. heads and chimney pots, is an important feature of a existing. Most ridges and flashings should be replaced building. The retention of original structure, shape, in lead, making sure to use the correct code of lead.
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Any change to the roofing material, including Patterned slating, incorporating fish scale or diamond Rainwater goods (guttering, downpipes alternative slate, will require listed building consent slates, sometimes in different colours, should be etc.) and may require planning permission. retained and repaired with special care. The original gradation of slates should be repeated. Most traditional roofs within Edinburgh are covered with Scots slates, although other materials, such Flat Roofs as Welsh and Cumbrian slates, pantiles and thatch, Lead is usually the most appropriate covering for the have also been used. In some instances, materials long-term maintenance of flat roofs. Alternatives to such as copper may have been used on the roof of a lead may be considered acceptable in certain cases. decorative turret. Traditional materials should always Bituminous felt is not generally appropriate for use on be respected and repeated, where appropriate. listed buildings. Scots slates are becoming increasingly rare and of Chimneys
Removal of all or part of a chimney will require listed building consent and may require planning Replacement rainwater goods should match the permission. original, cast iron or zinc should be used where these were the original materials. Other materials such as Original chimneys should always be retained and aluminium may be acceptable, where appropriate. repaired as they are an essential feature of traditional They should be painted either black or to tone in with buildings and contribute to the historic skyline. Non- the adjacent stonework and roofing respectively. Scots slates are becoming increasingly rare and of original additions to chimneys should be removed. poor quality and size. It is preferable in some cases Railings, Gates, Balconies and Handrails Chimneys should be repaired using traditional that sound old slates are laid together on visible roof methods to reinstate as original, with particular slopes, with new slates used on non-visible roof The erection of railings, gates, balconies and attention to the detail of the coping stone. Particular slopes. Alternatives to Scots slate will be considered handrails requires listed building consent and care should be taken to retain chimneystacks to their on their merits. planning permission. original height. It is important to ensure consistency in the texture and Planning permission and listed building consent Detailed records of the original structure should grading, and that the new slate matches the colour, are not normally required for repairs. be made where downtaking is necessary to ensure size, thickness and surface texture of the original correct replacement. Chimney pots should always be materials as closely as possible. Balconies, gates, railings and handrails are usually replaced to match the original. formal components in the design of an elevation. They Concrete tiles or artificial slate should never be used Where the original chimneys have been demolished should be maintained and repaired and, if they have in conjunction with, or as a replacement for real slate. and replaced in brick and render, the rebuilding in to be replaced, should be erected on a like for like The introduction of slate vents may require listed stone will be encouraged. basis. The recommended paint colour is black gloss. building consent.
December 2012 Page 9 Listed Buildings - External Alterations
Usually, railings were Stone Cleaning If stone cleaning is approved, post-cleaning made from cast iron, photographic records should be submitted and although there may be Listed building consent is required to stone documented for research purposes. some examples surviving clean listed buildings. Planning permission is also It is expected that most necessary repairs will be of wrought iron. If the required for the stonecleaning of any building identified at the initial application stage. Therefore, railings no longer exist, it within a conservation area. consent would be conditional upon a commitment by is important to establish applicants to undertake a minimum standard of repair what the original railings Stone cleaning cannot be undertaken without subsequent to stonecleaning. were like. Remaining damaging a building. It can also reveal the scars sections of iron work may of age, such as staining, poor previous repairs and Stone Cleaning Methods still exist in the cope or surface damage. It may also remove the natural on similar neighbouring The following are the most common stone cleaning patina, the protective layer on the stone, opening up properties or old photographs and plans can be used. methods. Their inclusion in this guideline is for the surface pore structure and making re-soiling much In most cases, cast iron railings fixed individually into information only and does not imply their easier. the cope should be used. acceptability. There will, therefore be a presumption against the Railings are normally fixed to stone copes. These stone cleaning of listed buildings and buildings should be repaired according to the principles 1. Mechanical - Carborundum Disc within conservation areas. Stone cleaning will not be outlined in the previous section on stone repair. This method comprises a hand-held rotary disc considered acceptable on any street where cleaning Moulded copes and other special details should with a carborundum pad. has not commenced. Where cleaning of a street has always be respected and repeated. commenced, the issue of reinstating architectural 2. Air and Water Abrasive unity will be a material considerations in assessing the merits of individual applications. These methods comprise grits and other abrasive External Alterations mediums carried by jets of air and/or water. Any external alterations, however minimal, may Specialist professional skills should be sought to require listed building consent and possibly planning undertake analysis and, where acceptable, design a 3. Chemical Cleaning permission. suitable cleaning method and undertake work. This method comprises the application of chemicals and a high pressure water wash or This section provides guidance on the most common Applications for stone cleaning should be pressure steam. forms of change. You are encouraged to contact accompanied by a full drawing and photographic Planning to discuss any proposed work. survey. Where it is proposed to restore lost features, it will To assess the most appropriate method of stone be important to ensure that all restorative work is cleaning, applicants will be required to ascertain based on sound physical and documentary evidence geological characteristics through laboratory tests. of the previous state of the building. This is to ensure Stone cleaning methods should be tested on an that work is carried out in an architecturally and inconspicuous trial area of two or three stones. historically correct manner.
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The removal of paint requires chemical and/or The treatment of graffiti from listed buildings and 4. Water (High Pressure, Low Pressure, abrasive cleaning to re-expose the stone beneath. buildings within conservation areas will generally be Manual) Abrasive methods can cause severe damage to the supported provided there would be no unacceptable When water pressure is used as part of the surface and will be unlikely to remove all traces of change in the appearance of the historic surface or cleaning method, water is forced into the stone to paint from coarse, porous sandstone. In certain structural integrity. However, the condition or a depth where natural evaporation will not take circumstances, a minimally abrasive method may be architectural detailing of the surface or the nature of place. The water can then percolate down through appropriate to remove the outermost paint layers the graffiti may, in some circumstances, prevent any the fabric of the wall and cause accelerated not in contact with the stone surface. Chemical paint form of graffiti treatment from being acceptable. weathering at lower levels in the building. High removal varies from paint stripper to a proprietary pressure water can also cause damage to the poultice (a substance placed on the stone to draw out stone. the paint). Each requires extreme caution due to their potentially damaging effects and trial samples should A water wash remains an alternative stone be carried out. cleaning technique. A low pressure water wash (100-200psi) is the least aggressive method of Previous painting could have disguised the poor stone cleaning. However, it will not remove dirt condition or appearance of the surface so repair work which has combined with the surface to form may be required following paint removal. Therefore, an insoluble compound. High pressure and/ consents will be conditional upon a commitment by or excessive water can cause surface erosion, applicants to undertake a minimum standard of repair pointing wash-out, staining and force water into subsequent to paint removal. the core of the wall. Due to the dangers of thermal Where paint removal is not appropriate, the property expansion, water washing should be avoided in should be repainted in a matt finish stone coloured frosty conditions. Each site must be assessed on an individual basis paint to tone with the adjoining stonework. and a site specific proposal prepared. Specialist Specialist professional skills should be sought to professional skills should be sought to design suitable Paint Removal from Masonry undertake analysis, design a suitable treatment treatment methods and undertake any work. method and undertake any work. At sites where graffiti is a recurring issue or where Paint removal will require planning permission Graffiti Treatment historic surfaces are vulnerable to the effects of and listed building consent. graffiti treatment, alternative strategies may be Graffiti treatment will require planning permission and required to prevent or reduces incidences of graffiti. The restoration of the original surface through the listed building consent if the proposed method will Lighting, CCTV, physical barriers and the repositioning removal of paint can improve the character and affect the character or appearance of the building. of fixtures may be required. These may need listed appearance of a building. Where surfaces have been Whilst graffiti can have an adverse impact on the building consent and/or planning permission. previously painted, the removal of paint will be character and appearance of a building and general Temporary sacrificial coatings will also be encouraged supported in principle, provided that the proposed environment, inappropriate graffiti treatment can in areas of persistent graffiti attack, provided there removal method does not adversely affect the original cause irreversible and fundamental damage to would be no adverse impact on the surface. surface. buildings. December 2012 Page 11 Listed Buildings - External Alterations
The permanent sealing of a surface will result in accelerated decay of the stone leading to expensive repairs and will therefore not be considered acceptable. Graffiti Removal Methods Chemical Includes solvent based paint removers, other organic solvents and alkali-based paint removers or caustic External stonework must not be painted or rendered, removers. unless the surface was originally painted or rendered. Physical Coping stones and the edge of steps should not be painted. Mainly air abrasion but can also include pressure It is usually acceptable for an addition to be different washing and steam cleaning. Information on painting a shop or other commercial and distinguishable from the existing building, in premises is included within the Guidance for terms of design. The use of high quality materials Heat Businesses. which complement the main building will be required . Includes hot pressure washing and steam cleaning, In other circumstances it may be appropriate to match Walls covered with smooth cement render or a harled which must be applied at an appropriate pressure the new work to the existing, in which case the new finish should generally be painted in earth colours or for the substrate; and laser treatments which can be materials should be carefully matched. neutrals (grey, cream or beige). Rendered bands to labour intensive, slow and expensive. windows should generally be in stone colours. The visual separation of extensions is encouraged. In Painting and Render the case of side extensions, they should be set back Extensions and Additions from the facade and be of a scale that does not affect the overall architectural composition. The effect of Paint which matches the existing in colour and Listed building consent will be required for any addition on a symmetrical composition will be uses traditional materials and methods will extensions or additions to listed buildings. particularly important. not require listed building consent or planning Planning permission may also be required, permission. depending on the proposal. Encouragement will be given to the removal of inappropriate additions which are of inferior Painting or rendering of a previously untreated New extensions on a terraced block may not be quality and which detract from the listed building. surface will require planning permission and listed acceptable where there are no existing extensions. Where there is an existing extension of historic or building consent, and is unlikely to be acceptable. Where the principle of extending a listed building architectural interest, such as a conservatory or is acceptable, the extension should be subservient Changing the colour of a listed building will need outshot, this should be restored or repaired, rather to the main building and will rarely be permitted listed building consent. Planning permission than replaced. will also be required to change the colour of any on principal elevations. Extensions should not building located within a conservation area. normally exceed 50% of the width of any elevation.
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Shopfront Alterations and Signage Secondary glazing is likely to require listed building consent where it will impact on architectural detail or affect the external appearance of the building. All proposals for secondary glazing should be discussed with Planning on 0131 529 3550. Planning permission may also be required where the replacement or alteration will not match the existing in design, material, size, opening mechanism or proportion. Replacement windows which do not result in a material change to the appearance will not normally require planning permission. The reinstatement of the original window pattern will normally be encouraged. Specific information is included in Guidance for Openings Businesses. This should be considered alongside this Repair and Maintenance Window openings play an important role in document, where relevant. There is a general presumption against the removal establishing the character of an elevation and they of original window frames and glazing; repair and Windows should not be altered in their proportions or details. refurbishment is preferred. Decay in timber is usually The removal, replacement or alteration of caused by moisture penetration, which can be Proposals to increase the glazing area by removing windows will normally require listed building prevented by thorough painting, regular maintenance stone or timber mullions (vertical members between consent. and prompt attention to necessary repairs. windows which form the divisions between windows) will not normally be granted consent. Repairs and painting which match the existing Glazing should be fixed with putty or a glazing and use traditional materials and methods will compound rather than timber beading. Proposals to convert windows into door openings will not be considered acceptable on principal frontages not require listed building consent or planning The thermal performance standard of existing or above garden level on all other elevations. Where permission. windows can be improved by repair, draught-stripping acceptable, the width of the existing opening should and working internal shutters. Double glazing in listed buildings will require not be increased. Normally, only one set of French listed building consent. windows will be permitted. Entirely new window openings are unlikely to be Where a significant proportion of historic glass (such acceptable on principal elevations as this can create as Crown, cylinder and drawn sheet) remains on an an unbalanced composition. individual window, it should be retained or re-used.
December 2012 Page 13 Listed Buildings - External Alterations
Replacing Original Windows the meeting rails in the same position as the originals; Additional glazing units fitted to the outside of this is especially important where the windows of only existing windows are not acceptable. one property in a tenement or terrace block are being 7 3 replaced. Fanlights Whenever an original window has been lost, any modern windows which are badly proportioned, of the wrong type, or incorrectly glazed, should be reinstated to the original proportion and detail. This is especially important in the case of unified terraces. Double Glazing Slim profile double glazing with a cavity (the space between the two sheets of glass) of a maximum of 6mm can be fitted into existing windows, provided early glass is not present. Decorative fanlights should be retained, and where Double glazing with a cavity of more than 6mm is not necessary, replaced. acceptable. Original windows are important features of any Astragals building and should not be removed or altered. The Secondary Glazing complete replacement of original windows will only be Where there is clear photographic or physical approved where they have clearly deteriorated beyond Secondary glazing involves an independent internal evidence that astragals (the glazing bars dividing practicable repair. Proposals must be accompanied by window in addition to the existing. It should, wherever panes of glass) have been removed, their replacement evidence demonstrating that they are beyond repair; a possible, be fitted immediately inside existing sashes to the original profile and dimensions will be professional survey may be requested. or at a suitable position within the depth of the encouraged. The glazing pattern which forms part of window reveal, being fixed either to the case or the a significant later re-modelling scheme should not be In the event that replacement windows can be surrounding framework of the ingoes. Secondary changed. Astragals applied to the surface of the glass justified, they should be designed to replicate the glazing should not disrupt architectural features, such or sandwiched between the glass of doubled glazed original details, including materials, design and as shutters. units are not considered acceptable. opening method. Particular attention must be paid to the mouldings; standard modern sections are not The meeting rails and frames of secondary windows Horns should be as small in section as possible to allow acceptable for reinstatement work. uPVC will not be Horns are Victorian projections of the side frames of them to be disguised behind existing rails. Painting acceptable. the sashes, devised to strengthen them, following the their external faces black helps to minimise visibility introduction of heavy plate glass. Georgian and early Care should be taken the ensure that replacement from the outside. Where necessary, detailing of Victorian windows with astragals never have horns windows are fitted in the same plane as the originals, internal secondary windows must allow for the use of and will therefore be strongly resisted. Edwardian are made of timber sections (the profile and the easy-clean hinges on the lower sash of the original windows sometimes had horns, and their use may, dimensions of which match the originals) and have outer window. therefore, be appropriate. Page 14 December 2012 Listed Buildings - External Alterations
Ventilators and Extractor Fans Early Modern Metal Windows Ventilators cut through the glass or visible on the Early modern metal framed windows should window frames will not be considered acceptable; normally be repaired or replaced with matching they should be located unobtrusively in the meeting windows of the same materials and design. New rail or through the box frame. units manufactured from different materials will Mechanical extractor fans should be located on rear rarely be capable of accurately matching and will or side elevations and will not normally be acceptable only be acceptable where exact replication of the within windows or fanlights, or on front elevations. original window is of less importance. In such cases, any discrepancy in form, profile, section and Paint opening method should be kept to a minimum. Originally, most windows were painted dark brown or bottle green. However, window joinery, including Casement Windows proportion. The proposed number of rooflights will fanlights, should normally be painted white or off- Original inward opening casement windows are also be a determining factor. white to maintain uniformity (brilliant white should be relatively rare and must be retained or identically avoided). replaced. Doors Freestanding buildings may have more scope to Special Types of Glass investigate and ‘restore’ the original colours. The removal, replacement or alteration of doors There is a presumption in favour of retaining will normally require listed building consent. All areas of dormer windows, other than the window stained, decorative leaded , etched glass and frames, should be painted to tone in with the roof. historic glass. If the glass has to be removed Original doors are important features of any building and is of artistic merit, arrangements should be Special Cases and should not be removed or altered. The complete made for its recording and its careful removal. replacement of original doors will only be approved Proposals to use wired glass, obscured glass, and where they have clearly deteriorated beyond Institutional/Industrial buildings louvered glass or extract fans in windows on main practicable repair. Proposals must be accompanied by Industrial and institutional buildings have a elevations will not be considered acceptable. evidence demonstrating that they are beyond repair; a variety of window types, depending on their age professional survey may be requested. and function. The original window type should be Dormer Windows and Rooflights Replacement doors which incorporate integral retained wherever practicable, although flexibility New dormer windows will not normally be acceptable fanlights or inappropriate glazing or panelling on window design may be acceptable to allow unless they are part of the original or early design of patterns will not be granted consent. conversion to new uses. The glazing pattern should an area. Rooflights will almost always be a preferable be reproduced and the manner of opening should solution, but these will not generally be permitted Entirely new door openings are unlikely to be be as close to the original as possible. Standard on roof slopes which are largely unaltered. Where acceptable on principal elevations as this can create double glazing may be acceptable, provided acceptable, rooflights should be of a conservation an unbalanced composition. discrepancies in the form, profile, section, materials type and should be of an appropriate scale and and opening method are kept to a minimum.
December 2012 Page 15 Listed Buildings - External Alterations
Doors in street frontages, even though no longer used, should be retained. Door furniture and later fittings of quality should be retained. Where these have not survived, the replacement of modern fittings with items appropriate to the period of the building will be encouraged. Door entry systems should should be repaired or renewed in natural stone to Where acceptable, access stairs should be in-keeping be discreetly designed match the original in colour. Basement steps, floors with the character of the building. The design of the and should be located on and walls should not be painted . stair should either be based on an original design for door ingoes, not the main the type of building or a lightweight modern addition façade. Proposed extensions in front basement areas or with metal being the preferred material. New doors under entrance platts are not normally acceptable and and stairs should be painted appropriate colours, Paint owners are encouraged to remove existing extensions. usually black for metal work. They should not be Doors should be painted in an appropriate dark and The formation of lightwells in basements will only be enclosed structures. muted colour. permitted where they are part of the character of the Stairs should normally be for access only. Where they street. These should always be in matching materials Basements include platforms for incidental use, the Council’s to the main building and covered with a flush cast iron guidelines on privacy must be complied with. Stairs grille. Listed building consent will be required for should be kept close to the building, but should not external alterations to basements. Planning Access Stairs obstruct daylight from existing windows. permission may also be required, depending on When buildings are in single occupancy and there is the proposal. New external access stairs will require listed an existing door at either ground floor or basement building consent and may also require planning level, an access stair at upper levels will not normally There is a presumption against the removal of original permission. be permitted. On all other properties, access stairs stone slabs from basement areas. They should never will be restricted to the floor above the lowest be covered in concrete or any other material such as There is a general presumption against external habitable floor level. Bridges over rear basement gravel or chips. Where existing stone slabs need to access stairs. areas will not be considered acceptable. be renewed new stone slabs should be laid. Similarly, stone steps and platts to ground floor entrances
Page 16 December 2012 Listed Buildings - External Alterations
Renewable Energy Technologies (Solar Additional pipework on important facades should be Flues Panels, Wind Turbines etc.) avoided especially if it would result in disturbance to, or the breaking through of masonry, mouldings or Listed building consent is required to install decorative features. Replacements should be in cast Listed building consent will normally be balanced flues on the front or any conspicuous iron, painted to match the colour of the walling and required for the installation of renewable energy elevation of listed buildings. In certain should match the original sections. technologies. Planning permission may also be circumstances an application for planning permission will also be required. required, depending on the proposal. Gas Pipes and Meter Boxes
Balanced flues will not normally be acceptable on the The installation of renewable energy technologies Listed building consent is only required where the front or conspicuous elevations of listed buildings. should be carefully sited in order to protect the guidelines listed below cannot be complied with. architectural integrity of the listed building. The balanced flue should be painted to match the Poorly located renewable energy technologies can be A maximum of a 450mm of supply pipe can be visible colour of the surrounding stonework. visually intrusive and will not be acceptable where on the front wall of listed buildings. External pipes Holes to accommodate the balanced flue should be they detract from the character of the building. They which are both horizontal and vertical must have the formed with a core cutter. should not be visible from public view. They may be horizontal section within the basement areas (where acceptable in the following locations: applicable) and not be visible from the street. Ventilation Grilles • On the ground to the rear of the building. Holes in stonework must be kept to a minimum and should be made through stone joints, except in the Listed building consent is required to install • On a modern extension to the rear of the building, case of “V” jointing or rubble where holes should be ventilation grilles on the front elevation (or any providing that no part is higher than the main in the stonework. Non-ferrous fixings must be used. conspicuous elevations) of listed buildings. building. Planning permission is not normally required if of Pipe runs should not interfere with cornices and a domestic scale. • In the internal valley of a roof, provided that no part decorative plasterwork. Where pipes are chased into projects above the ridge. walls, plasterwork must be reinstated to original. Ventilation grilles will not normally be acceptable on In the New Town Conservation Area and World All redundant surface-run pipe work must be removed the front or other conspicuous elevations of listed Heritage Site, aerial views will also be considered. and the surfaces made good and painted to match buildings. existing materials and colour. External Plumbing If acceptable in principle, ventilation grilles should Meter boxes should not be fitted to the front or any generally be no bigger than the standard size, flush Listed building consent may be required for conspicuous elevation of buildings. with the wall surface and coloured to match the external plumbing. In some circumstances, background. planning permission may also be required, Pipe work and meter boxes should be painted to depending on the proposal. match adjacent stone.
December 2012 Page 17 Listed Buildings - External Alterations
Air Conditioning and Refrigeration Alarm Boxes Satellite Dishes
Planning permission and listed building consent Alarm boxes on listed buildings should be the Listed building consent will normally be required will normally be required to install air conditioning smallest available, fitted in the least conspicuous to install a satellite dish on a listed building. and refrigeration units on the exterior of buildings. location and painted to match the background Planning permission may also be required if Listed building consent may also be required to colour or stonework. located within a Conservation Area. install units within listed buildings where units would disrupt architectural features and fixtures. There will be a general Poorly sited satellite dishes can be visually intrusive presumption against the and will not be acceptable where they detract from the The preferred location for units on listed buildings are: location of alarm boxes character of the building. They should not be visible on the front elevation of from public view. They may be acceptable in the • Free standing within garden or courtyard areas, listed buildings which following locations: subject to appropriate screening and discreet retain their original ducting. • On the ground to the rear of the building. domestic character, • Within rear basement areas. irrespective of the use • On a modern extension to the rear of the building, of the premises. Where providing that no part of the dish is higher than the • Inconspicuous locations on the roof (within roof alarm boxes have to be located on the front elevation, main building. valleys or adjacent to existing plant). However, they should be restricted to the least visible location. in the New Town Conservation Area and World • In the internal valley of a roof, provided that no part On tenemental properties, alarm boxes should not Heritage Site, aerial views will also be considered. of the dish projects above the ridge. normally be located above the ground floor. • Internally behind louvres on inconspicuous • Behind a parapet, provided no part of the dish In basement areas, it may be possible to fit alarm elevations. This should not result in the loss of projects above it. boxes in inconspicuous locations such as on in-facing original windows. walls, under entrance platts and stairs, and on the In the New Town Conservation Area and World Where it is not practicably possible to locate units in sides of platt supporting arches close to the junction Heritage Site, aerial views will also be considered. any of the above locations, it may be acceptable to fix with the pavement. Where the location for a dish is considered to be units to the wall of an inconspicuous elevation, as low Concealed locations on side and rear elevations appropriate, it should be chosen to blend in with its down as possible; they should not be located on the should also be considered. Consideration should also background. This may require the dish to be painted. front elevation. be given to fitting boxes inside the building behind All fixings should be non-ferrous. Units should be limited in number, as small as windows and fanlights. Alarm boxes should not bridge practicably possible and painted to tone with the mortar joints in the stone, particularly where V or Consent may be refused for additional dishes due to surrounding stonework or background. square joints are used. the visual effects of a multiplicity of dishes, even if this precludes some residents from receiving satellite Ducting must not detract from the character of the Alarm boxes will normally be considered acceptable in television. The sharing of satellite dishes will be building. appropriate locations and on painted shop fronts and encouraged. commercial frontages where the boxes are painted to match the background colour. Page 18 December 2012 Listed Buildings - External Alterations
Other Additions Adaptation for Accessibility
External fixtures will require listed building Listed building consent is required to install consent when they affect the character of the ramps, handrails, indicators and lifts and for listed building. These include floodlighting, alterations to doors. Planning permission may also security cameras, window boxes, bird control be required. installations and eyebolts (unless on window reveals). Planning permission may also be While the Equality Act 2010 requires service providers required, depending on the proposal. to take “reasonable” steps to make their buildings and services accessible, there is also a statutory duty to protect the character of the historic environment. Only undamaging and visually unobtrusive positions The provision of access for the less able to historic Where appropriate, consideration should be given for such fixtures will be considered acceptable. buildings will, therefore, require careful consideration to regrading the ground at the entrance in order to Fixtures should not lie across, cut into or through and design. overcome the need for larger ramps and minimise any architectural feature or disturb the balance of a Full access for everyone via the principal entrance may the visual impact on the building. If this will cause a symmetrical façade. Fixings into stonework should be not be appropriate. Alternative access arrangements footway hazard, a ramp inside the building may be kept to a minimum and should be non-ferrous. which preserve the character of the listed building appropriate; the removal of steps and the lengthening The size and number of additions will also be an may be required. of doors can sometimes accommodate this. important consideration and, where appropriate, Ramps on the public footway will not generally be applicants may be asked to erect fixtures on a Listed building consent will be required for any supported. Where acceptable, ramps must leave temporary basis in order that their impact can be internal alterations which will alter the character of sufficient clear footway for pedestrians. This will accurately assessed. the listed building. vary according to the volume of pedestrian traffic. In Proposals to erect any fixtures which fail to respect the Planning permission is not required for internal general, this is 2 metres for residential areas, 3 metres form and detailing of the building and detract from its alterations. for main roads and 5-6 metres for busy shopping appearance are not likely to be acceptable. streets. Solutions should be tailored to the particular building The position and colour of cabling for lighting, Where a ramp is acceptable, high quality materials, through the use of innovative design and high quality television and other services should be inconspicuous. such as stone to match the existing building, will be materials. Cabling may often be accommodated behind or next to encouraged. In some circumstances, high quality downpipes or on top of projecting string courses and Ramps design in modern materials may be more appropriate. cornices. Black or grey cabling is normally the most The placing of a ramp on a building should have Handrails appropriate colour. minimal impact on the historic fabric. Where required, handrails should be carefully The symmetry of existing elevations and the rhythm designed and sensitively located to avoid being of the street as a whole should be respected, and visually intrusive. where relevant, care should be taken to protect the Appropriate contrast with the background material relationship between railings, property and basement. December 2012 Page 19 Listed Buildings - Internal Alterations can be achieved with high quality traditional or they are disruptive to the streetscape and can seem Rear stairs should not be attached as part of a sub- contemporary materials. intimidating to the user. division proposal. Access to rear gardens should be retained through a basement room, where possible. Tactile Indicators Garden ground should not be formally divided up Historic flooring materials should not be replaced Internal Alterations by the use of fences and other unsuitable boundary with standard tactile paving. A tactile grid can be markers to delineate ownership. Particular care achieved by using materials that match those of the Listed building consent will be required for any should be taken to conceal the clutter of intensified surrounding area, and which have been textured with internal alterations which will alter the character of domestic use, e.g. garages and bin stores. ridges or dimples. More information is available in the listed building. Edinburgh Standards for Streets. Planning permission is not required for internal Internal Walls and Partitions alterations. Visual indicators Internal walls in listed buildings should always be investigated with care in advance of alterations as Brightly coloured high-visibility strips should be Subdivision historic or interesting features may be concealed avoided, unless their use helps to avoid other more by plaster or behind panelling. In some cases, the visually intrusive works. The original plan form of a building should always be respected. partitions themselves may be of historic interest. Doors All major works of alteration should be limited to In cases where it is considered acceptable for an There may be cases (particularly in the case of areas of secondary importance. There will be a existing wall or partition to be removed, it will be historic buildings) where it is less damaging to seek particular requirement not to sub-divide, either necessary to leave nibs and a downstand of at least alternative access routes than to widen or alter a vertically or horizontally, principal rooms and 300mm with any original cornice left intact. Work doorway. Historic doors are often an integral part of entrance/stair halls. Where the interior is of particular should not cut through mouldings or enriched plaster the design of the building, and should be retained architectural or historical importance, subdivision will decoration but be shaped around them to allow for wherever possible. not be permitted. reinstatement at a later date. In most cases it will be desirable to replicate the original cornice detail Where historic doors are heavy or difficult to operate, The degree of change to the plan form which may be at the head of new partitions as well as dadoes and it is normally possible to adapt them by re-hanging acceptable will normally be dependent on previous skirtings. and/or introducing opening mechanisms or visual alterations and use. indicators to make the handles more prominent. New partitions which affect the proportions of There will be a presumption against the sub-division principal rooms will not be considered acceptable. Lifts of complete houses and flats currently in residential External chair and platform lifts can have a significant use. A greater degree of flexibility will be exercised Internal Door impact on the architectural character of a building, where the current use is non-residential and a return Doors that form part of the architectural composition but may be more appropriate than a ramp in certain to residential is proposed. of a room or plan form should be retained. Where they circumstances. The resting position of any external lift Where acceptable, subdivision should not normally are redundant in terms of circulation, they should should be as low as possible, and the design of the result in the formation of more than one flat per floor be locked shut and left in position, rather than being platform and restraints should be as transparent as in town houses. removed. possible. Metal cages are unlikely to be acceptable as
Page 20 December 2012 Listed Buildings - Internal Alterations
If traditional panelled doors require to be upgraded Suspended ceilings should never be formed in Staircases for fire resistance, fire resistant paper applied to the principal rooms or entrance halls which have panelling or intumescent paint and edge strips should decorative plasterwork. They may be acceptable in be used. Door closers should be hidden. minor rooms provided they are above window height. Where new door openings are considered acceptable, Chimneypieces they should be correctly detailed with matching Chimneypieces, along with fireplaces containing doors and architraves. They should not incorporate original features are part of the decorative history of a features such as glazed panels. In general, consent building and are often central to the design of a room. will not be granted for new doors connecting front and Even later chimneypieces of interest can make a rear principal rooms at ground floor level, although significant contribution to the character of a room. jib (secret) doors may be allowed in certain cases. Original or later chimneypieces or fireplaces of Where doors are to be added, but are not in traditional interest should not be removed, even if the chimney is positions it is often acceptable to design a jib door or redundant. In cases where there is no alternative to modern opening, so as not to confuse the building’s the removal of a chimneypiece, it should be re-used in history. an appropriate location within the building. The The removal or alteration of any historic staircase, Buffet recesses are an important feature in the dining removal of a chimneybreast is almost never including handrails and balusters, is not normally rooms of listed buildings, particularly in the New acceptable, particularly as this may affect the acceptable. The stair is often the most significant Town, and should be retained. structural stability and ventilation of the building. The piece of design within a building and can be important restoration of missing chimneypieces will be Plasterwork dating evidence. Where subdividing ground and supported. basement floors, the basement stair must be retained. In retail premises, the removal of the lowest flight of stairs, which provides access to and use of upper floors, will not be allowed. Lifts and Stair Lifts Wherever possible, lifts should be installed in an existing opening in order to minimise physical and visual disruption to the built fabric. Stair lifts and chair lifts may not be acceptable in sensitive interiors. It may be better to use a secondary stair if possible, or to rationalise the service provision Care should always be taken with works to old plaster within the building so that access to all floors is to avoid destroying early decoration. All decorative not required. An independent device such as a stair features from a simple cornice or cove to elaborate climber could also be considered. wall and ceiling decoration should be preserved. December 2012 Page 21 Listed Buildings - New Development
Floors and Ceilings En-suite bathrooms, where acceptable within rooms, will normally be height, appearing as a ‘piece of New development in the Floors which are original to the building and/or of furniture’ within the room. interest because of their materials, form or surface grounds of listed buildings treatment should be respected, and repaired and Sprinkler Systems retained in situ. Care must be taken when such Development within the curtilage of a listed The introduction of sprinkler systems into important floors require to be lifted in order to install or repair building which is not physically attached to and/or vulnerable interiors will normally be services. In some instances, features of interest are listed structures does not require listed building acceptable. Whilst exposed pipework systems concealed behind suspended or false ceilings. This consent, but may require planning permission. should always be the subject of investigation prior to minimise the degree of disturbance to the structure, Buildings and structures erected before 1 July 1948 any works being carried out. care must be exercised in the design of exposed pipework to ensure its appearance is appropriate to within the curtilage of a listed building are treated Kitchens and Bathrooms the historic interior to be protected. Pipework should as part of the listing building, even if they are not not be cut into decorative plasterwork. included within the description. Listed building New kitchens and bathrooms should be located at consent will, therefore, be required for works the rear of a building to prevent fittings being built The location of sprinkler heads, either ceiling or wall which affect their character. Planning permission across windows to the front of a property and to mounted, must be carefully integrated into interiors may also be required. avoid cluttering a front elevation with downpipes and in order to reduce their visual impact. In particular, ventilators. ornate interior locations, will not normally be considered acceptable. On highly decorative ceilings, New kitchens will generally not be acceptable The curtilage of a listed building is the area of land sprinkler heads are best concealed within the raised in principal rooms and must not obscure any originally attached to, and containing the structure modelling of the ceiling. architectural detailing. of the main house and its ancillary buildings, and which was used for the comfortable enjoyment of the The presence of sprinkler protection does not Podded kitchens and bathrooms will rarely be house. The extent of the curtilage in individual cases eliminate the need for preventative measures to permitted in principal rooms but may be permitted will be based on an assessment of the physical layout, reduce the risk of a fire occurring or spreading. elsewhere provided they are of a limited area, are pattern of ownership, and the past or present use freestanding and do not have a detrimental effect on Other Services and function of the building. Thus, buildings such as any fixtures of architectural interest. coach-houses, doocots, mews/stable courts, walled The installation of services, such as computer gardens, lodges, boundary walls, garden ornaments En-suite bathrooms will not be acceptable in principal trunking, fibre optics and central heating pipes, and gates would all be considered to be part of the rooms. They should ideally be located within existing should be reversible and should not result in damage curtilage of the listed building and are treated as part boxrooms or cupboards. Where this is not possible, it to architectural features. Surface mounting such of the listed building, even if they are not individually may be acceptable to locate them in larger, secondary services may be preferable. rooms although this will be dependent on their form listed. and how they affect room proportions. The setting of a listed building is the environment of which the building was designed to be a principal focus, and which it was designed to overlook. The ‘setting’ of a listed building takes into account a much
Page 22 December 2012 Listed Buildings -New Development broader assessment of the siting and situation of the New Development Landscape building. The curtilage of a house will normally form Where new development within the grounds of a The landscape setting of the building should be part of the setting, but it is also important to consider listed building is acceptable, the siting, design, scale, analysed as the loss of garden ground can seriously land immediately adjacent to, or visible from, the form, density and materials should be sympathetic to affect the setting of a listed building. listed building. the listed building, including ancillary buildings. Planting which forms part of the original landscape Development within the setting of a listed building will The feeling of spaciousness of the grounds in should be retained and, where appropriate, the only be acceptable if it can be demonstrated that the relation to the main building should be protected original landscape restored. New landscaping should proposal would not be detrimental to the architectural for the amenity of the property. The scale of new be used imaginatively to screen and enhance new or historic character of the listed building. development should be controlled so as not to crowd development and to retain the landscape setting The sympathetic conversion and re-use of existing or obscure the house. No building of similar or greater of the building. Immediate surroundings should be buildings on the site, particularly stable blocks, mews, bulk should be erected close to the main listed maintained communally, avoiding individually defined service courts and steadings, should be considered building. gardens. prior to developing proposals for new build; care The relationship that exists between the main house Conservation areas are areas of special architectural should be taken to incorporate surviving original and its ancillary uses should not be disrupted by the or historic interest which have a character and features in these buildings where possible. new build. appearance which is desirable to preserve or enhance. However, any proposals to alter unsympathetically, To check whether your property is located within relocate or remove items within the curtilage, such Views a conservation area, the Council’s online map can as stables, mews, garden walls, stone steps , stone New development should always be set back from be used. Alternatively, please contact the Planning paving and cobbled or setted areas are likely to the original building line of the main house to avoid Helpdesk on 0131 529 3550 or email: planning@ detract from the quality of the building’s setting and interfering with oblique views of the listed building edinburgh.gov.uk. are unlikely to be approved. and disrupting formal approaches. Development The condition of the main item of listing is critical to the front of a listed building which breaks its and, where it has gone out of use, it is important relationship to the street is not acceptable. This that the restoration of the listed building is sought is particularly destructive of character, not only to as a priority. It should be a condition that work on the building, but to the area, especially where the the listed building should be completed, or that an building is part of a unified group. The principal appropriate contract has been let for its restoration, elevations should remain visible in their entirety from prior to the commencement of new development. all principal viewpoints. New development should not restrict or obstruct views of, or from, the listed building or rise above and behind the building so that its silhouette can no longer be seen against the sky from the more familiar viewpoints. Distant views of features and landmarks which may gave been exploited in the design of the building should not be obstructed by the development.
December 2012 Page 23 Part 2: Conservation Areas
Conservation Area Character Appraisals 1997. The Act applies to the uprooting, felling If you believe your building work is ‘permitted or lopping of trees having a diameter exceeding development’ and doesn’t need planning permission, Conservation Area Character Appraisals identify 75mm at a point 1.5m above ground level, and you can apply for a Certificate of Lawfulness. This is a the essential character of conservation areas. They concerns the lopping of trees as much as removal. legal document from the Council which confirms that guide the local planning authority in making planning The planning authority must be given six week’s the development is lawful. decisions and, where opportunities arise, preparing notice of the intention to uproot, fell or lop trees. enhancement proposals. The Character Appraisal are a Failure to give notice renders the person liable to material consideration when considering applications the same penalties as for contravention of a Tree What Other Consents Might for development within conservation areas. Preservation Order (TPO). Be Required? Implications of Conservation Area Status Listed Building Consent 1. The permitted development right which allows Do I Need Planning any improvement or alteration to the external Listed building consent is required for works affecting appearance of a flatted dwelling that is not an Permission? the character of listed buildings, including the interior enlargement is removed. and any buildings within the curtilage. Planning Planning Permission permission may also be required in addition. If your 2. Special attention must be paid to the character Planning permission is required for many alterations, building is listed, the Listed Buildings Guidance and appearance of the conservation area additions and changes of use. However, some work should be used. when planning controls are being exercised. can be carried out without planning permission; this is Most applications for planning permission for referred to as ‘permitted development’. Advertisement Consent alterations will, therefore, be advertised for public comment and any views expressed must be taken Within conservation areas, fewer alterations are Advertisements are defined as any word, letter, into account when making a decision on the permitted development and most changes to the model, sign, placard, board, notice, awning, blind, application. outside of a building, including changing the colour, device or representation, whether illuminated or not, require planning permission. and employed wholly or partly for the purposes of 3. Within conservation areas the demolition of advertisement, announcement or direction. unlisted buildings requires conservation area To determine whether planning permission is consent. required, the Town and Country Planning (General While many advertisements require permission, Permitted Development) (Scotland) Order 1992 certain types do not need permission as they 4. Alterations to windows are controlled in terms of have “deemed consent”. You can check this by the Council’s policy. should be considered or the Planning Helpdesk can be contacted on 0131 529 3571. consulting The Town and Country Planning (Control 5. Trees within conservation areas are covered by of Advertisements) (Scotland) Regulations 1984 or by the Town and Country Planning (Scotland) Act seeking advice from the Planning Helpdesk.
Page 24 December 2012 Conservation Areas
Building Warrant a criminal offence to lop, top, cut down, uproot, Without exception, the highest standards of materials wilfully damage or destroy a tree unless carried out and workmanship will be required for all works in Converted, new or altered buildings may require with the consent of the Council. The Planning conservation areas. a Building Warrant, even if Planning Permission is Helpdesk can be contacted for more information on not required. Please contact Building Standards 0131 529 3571. for more information on 0131 529 7826 or email: Repair [email protected]. Planning permission is not normally required for Road Permit repairs which match the original materials and A Road Permit will be required if forming a new access methods and do not affect the character of the or driveway. Please contact the Area Roads Manager building. in your Neighbourhood Team for more information. Biodiversity Demolition Some species of animals and plants are protected Conservation area consent is required for the by law. Certain activities, such as killing, injuring complete demolition of unlisted buildings within or taking the species or disturbing it in its place of conservation areas. shelter, are unlawful. General Principles
If the presence of a European Protected Species (such Designation of a conservation area does not mean Demolition will only be acceptable if the new as a bat, otter or great crested newt) is suspected, development is prohibited. development preserves or enhances the area. a survey of the site must be undertaken. If it is identified that an activity is going to be carried out However, when considering development within a that would be unlawful, a licence may be required. conservation area, special attention must be paid to Extensions and Alterations its character and appearance. Proposals which fail to More information on European Protected Species, preserve or enhance the character or appearance of Information on extensions and alterations to survey work and relevant licenses is available in the the area will normally be refused. Guidance on what residential properties is included within ‘Guidance for Edinburgh Planning Guidance on Biodiversity and the contributes to character is given in the conservation Householders’. Scottish Natural Heritage website. area character appraisals. Proposals must preserve or enhance the character or Trees The aim should be to preserve the spatial and appearance of the conservation area. structural patterns of the historic fabric and the If there are any trees on the site or within 12 metres The use of traditional materials will be encouraged. architectural features that make it significant. of the boundary, they should be identified in the UPVC will not be acceptable. application. Please refer to Edinburgh Planning Preservation and re-use should always be considered Guidance on Trees and Development for advice. as the first option. Trees with a Tree Preservation Order or in a Interventions need to be compatible with the historic conservation area are also protected by law, making it context, not overwhelming or imposing.
December 2012 Page 25 Conservation Areas
design, consideration should be given to the use of 1. Fabric Survey Shopfront Alterations and windows and doors that reflect this character. A full drawing and photographic survey should be Signage Doors should be painted in an appropriate dark and submitted. This should identify the types of stone on Specific information is included in Guidance for muted colour. Windows should normally be painted the building and the extent and nature of any current Businesses. This should be considered alongside this white or off-white. defects, including previous mortar or plastic repairs document, where relevant. and the condition of pointing. The photographic survey should illustrate the frontage in relation to Stone Cleaning neighbouring properties and streetscape. This will Windows and Doors allow an assessment of the impact of a ‘clean’ building Planning permission is required for the within its wider environmental context. For comparative Repairs and painting which match the existing stonecleaning of any building within a conservation purposes, the fabric survey should also include a record and use traditional materials and methods will not area. of ‘colour value’ measured either by chromatic or Kodak require planning permission. colour strip. Stone cleaning cannot be undertaken without Planning permission will be required where 2. Laboratory Analysis replacement or altered windows and doors will damaging a building. It can also reveal the scars of not match the existing in design, material, size, age, such as staining, poor previous repairs and To assess the most appropriate method of stone opening mechanism or proportion. surface damage. It may also remove the natural cleaning, applicants will be required to ascertain patina, the protective layer on the stone, opening up geological characteristics through laboratory tests. the surface pore structure and making re-soiling much Replacement windows and These tests should be carried out on uncleaned and easier. doors on all elevations trial area cleaned samples. The tests should include: of unlisted properties in There will therefore be a (i) depth profiling conservation areas should presumption against the (ii) petrological analysis match original proportions, stone cleaning of buildings appearance, materials, within conservation areas. (iii) stone permeability Stone cleaning will not be and opening method. These may reveal the presence of potentially damaging Appropriate timber sealed considered acceptable on any street where cleaning salts, the types of density of mineral grains and the unit double glazing will stone’s resistance to surface water penetration. normally be considered has not commenced. Where acceptable. uPVC will not cleaning of a street has Applicants will also be asked to provide photographs commenced, the issue be acceptable. to allow assessment of surface texture and roughness, of reinstating architectural unity will be a material both before and after trial cleaning. Replacement windows and doors in recent considerations in assessing the merits of individual developments in conservation areas should maintain applications. The extent of laboratory analysis required may vary, the uniformity of original design and material and subject to the architectural and historic importance of Specialist professional skills should be sought to should open in a manner that does not disrupt the the building. undertake analysis and, where acceptable, design a elevation. Where the building is of a traditional suitable cleaning method and undertake work.
Page 26 December 2012 Conservation Areas
3. Trial Cleaning Samples 2. Air and Water Abrasive the surface to form an insoluble compound. High Paint removal methods should be tested on an pressure and/or excessive water can cause surface These methods comprise grits carried by jets of air inconspicuous trial area of two or three stones. erosion, pointing wash-out, staining and force and/or water. The impact of the particles on the A photographic survey should be carried out of water into the core of the wall. Due to the dangers surface of the stone removes both dirt and stone the pre and post cleaning samples and the visual of thermal expansion, water washing should be and relies upon the skill of the operative to ensure and chemical effects recorded. This enables an avoided in frosty conditions. that not too much stone is lost. The results of this assessment of the technique’s effectiveness. method vary, but the pitting of the surface of the Applicants may be asked for further samples. stone and the loss of fine detail are common. Dry Painting The number of samples should reflect the nature grit blasting is usually more aggressive than wet of the specific building being tested; all varieties of grit washing. Planning permission will be required to paint or stone should be tested. 3. Chemical Cleaning render a previously untreated surface or change the colour of a building. 4. Post-Cleaning This method comprises the application of Paint which matches the existing in colour and If acceptable, post-cleaning photographic records chemicals and a high pressure water wash. The uses traditional materials and methods will not should be submitted and should be documented for balance of chemicals varies with the type of stone and surface deposit to be removed. Poultices can require planning permission. research purposes. also be used; these are more gentle but damage It is expected that most necessary repairs will be still occurs. External stonework must not be painted or rendered, identified at the initial application stage. Therefore, unless the surface was originally painted or rendered. After chemical cleaning, most stones retain the consent would be conditional upon a commitment by chemicals, even after pressure washing. This then In basements, painting the underside of the entrance applicants to undertake a minimum standard of repair increases decay. platt will be considered exceptions. Coping stones and subsequent to stonecleaning. the edge of steps should not be painted. 4. Water Stone Cleaning Methods Walls covered with smooth cement render or a harled When water pressure is used as part of the cleaning finish should generally be painted in earth colours or The following are the most common stone cleaning method, water is forced into the stone to a depth neutrals (grey, cream or beige). Rendered bands to methods. Their inclusion in this guideline is where natural evaporation will not take place. The windows should generally be in stone colours. for information only and does not imply their water can then percolate down through the fabric acceptability. of the wall and cause accelerated weathering at Information on painting a shop or other commercial lower levels in the building. High pressure water premises is included within the Guidance for 1. Mechanical - Carborundum Disc can also cause damage to the stone. Businesses. This method comprises a hand-held rotary disc with a carborundum pad. The surface layer of A water wash, pressurised or not, remains an Doors should be painted in an appropriate dark and stone is removed along with the dirt, often creating alternative stone cleaning technique. It is likely muted colour. Windows should normally be painted contours as the disc hits hard and soft areas. This that a low pressure water wash remains the least white or off-white. All areas of dormer windows, other produces an uneven surface and causes the loss of aggressive method of stone cleaning. However, than the window frames, should be painted to tone in fine detail. it will not remove dirt which has combined with with the roof.
December 2012 Page 27 Conservation Areas
Railings, balconies, other ornamental ironwork and consents will be conditional upon a commitment by The number of samples should reflect the nature downpipes should be painted black gloss, although applicants to undertake a minimum standard of repair of the specific building being tested; all varieties of other very dark colours may be appropriate for subsequent to paint removal. stone should be tested. railings, such as dark green for railings around Where paint removal is not appropriate, the property gardens. should be repainted in a matt finish stone coloured Planning permission will be required for a paint to tone with the adjoining stonework. satellite dish on a building within a conservation Paint Removal area Specialist professional skills should be sought to Paint removal will require planning permission undertake analysis, design a suitable treatment method and undertake any work. Telecommunications The restoration of the original surface through the 1. Fabric Survey removal of paint can improve the character and including Satellite Dishes appearance of a building. Where surfaces have been A full drawing and photographic survey should The installation of cable television equipment in previously painted, the removal of paint will be be submitted. This should identify the types of conservation areas requires planning permission. supported in principle, provided that the proposed stone on the building and the extent and nature of Equipment should be sensitively sited to minimise the removal method does not adversely affect the original any current defects, including previous mortar or affect the character of the conservation area. surface. plastic repairs and the condition of pointing. The photographic survey should illustrate the frontage in Satellite dishes in conservation areas should not be The removal of paint requires chemical and/or relation to neighbouring properties and streetscape. visible from public view. abrasive cleaning to re-expose the stone beneath. This will allow an assessment of the impact of paint Abrasive methods can cause severe damage to the removal within its wider environmental context. For They should be located in inconspicuous locations, surface and will be unlikely to remove all traces of comparative purposes, the fabric survey should also such as behind a parapet wall, within a roof valley paint from coarse, porous sandstone. In certain include a record of ‘colour value’ measured either by or concealed by a chimney stack; no part of the dish circumstances, a minimally abrasive method may be chromatic or Kodak colour strip. should project. They may also be acceptable on a appropriate to remove the outermost paint layers modern extension to the rear, providing no part is not in contact with the stone surface. Chemical paint 2. Trial Paint Removal Samples higher than the main building. removal varies from paint stripper to a proprietary Paint removal methods should be tested on an To prevent a multiplicity of satellite dishes, the Council poultice (a substance placed on the stone to draw out inconspicuous trial area of two or three stones. may refuse consent for additional dishes, even if this the paint). Each requires extreme caution due to their A photographic survey should be carried out of may prevent some properties from receiving satellite potentially damaging effects and trial samples should the pre and post painting samples and the visual television. The sharing of dishes on buildings will be be carried out. and chemical effects recorded. This enables an encouraged. Previous painting could have disguised the poor assessment of the technique’s effectiveness. Where acceptable, satellite dishes should blend in condition or appearance of the surface so repair work Applicants may be asked for further samples. with the background; this may require it to be painted. may be required following paint removal. Therefore, All fixings should be non-ferrous.
Page 28 December 2012 Conservation Areas
Balanced flues will not normally be acceptable on the Units should be limited in number, as small as Gas Pipes and Meter Boxes front or conspicuous elevations of listed buildings. practicably possible and painted to tone with the surrounding stonework or background. Planning permission is only required where the The balanced flue should be painted to match the guidelines below cannot be complied with. colour of the surrounding stonework. Ducting must not detract from the character and appearance of the building and area. A maximum of a 450mm of supply pipe should be Air Conditioning and visible on the front wall. External pipes which are Adaptation for Accessibility both horizontal and vertical must have the horizontal Refrigeration section within the basement areas (where applicable) Planning permission may be required to install and not be visible from the street. Planning permission will normally be required to ramps, handrails, indicators and lifts and for install air conditioning and refrigeration units on Holes in stonework must be kept to a minimum and alterations to doors. The Planning Helpdesk the exterior of buildings. should be made through stone joints, except in the can be contacted on 0131 529 3571 for informal case of “V” jointing or rubble where holes should be in clarification. the stonework. Non-ferrous fixings must be used. The preferred location for units within conservation areas is: All redundant surface-run pipe work must be removed While the Equality Act 2010 requires service providers and the surfaces made good and painted to match • Free standing within garden or courtyard areas, to take “reasonable” steps to make their buildings existing materials and colour. subject to appropriate screening and discreet and services accessible, there is also a statutory duty ducting. to protect the character of the historic environment. Meter boxes should not be fitted to the front or any The provision of access for the less able to historic conspicuous elevation of buildings. • Within rear basement areas. buildings will therefore require careful consideration Pipe work and meter boxes should be painted to • Inconspicuous locations on the roof (within roof and design. match adjacent stone. valleys or adjacent to existing plant). However, Full access for everyone visa the principal entrance aerial views will also be considered. may not be appropriate. Alternative access Flues • Internally behind louvres on inconspicuous arrangements which preserve the character of the elevations. This should not result in the loss of listed building may be required. Planning permission may be required. The original windows. Solutions should be tailored to the particular building Planning Helpdesk can be contact on 0131 529 Where it is not practicably possible to locate units in through the use of innovative design and high quality 3550 or email: [email protected] for any of the above locations, it may be acceptable to fix materials. more information or informal clarification. units to the wall of an inconspicuous elevation, as low down as possible; they should not be located on the Balanced flues will only be permitted where it is front elevation. not possible to line an existing chimney to form an internal duct.
December 2012 Page 29 Conservation Areas
Ramps Handrails doorway. Historic doors are often an integral part of the design of the building, and should be retained The placing of a ramp on a building should have Where required, handrails should be carefully wherever possible. minimal impact on the historic fabric. designed and sensitively located to avoid being visually intrusive. Where historic doors are heavy or difficult to operate, The symmetry of existing elevations and the rhythm it is normally possible to adapt them by re-hanging of the street as a whole should be respected, and Appropriate contrast with the background material and/or introducing opening mechanisms or visual where relevant, care should be taken to protect the can be achieved with high quality traditional or indicators to make the handles more prominent. relationship between railings, property and basement. contemporary materials. Lifts Where appropriate, consideration should be given Tactile Indicators to regrading the ground at the entrance in order to External chair and platform lifts can have a significant Historic flooring materials should not be replaced overcome the need for larger ramps and minimise impact on the architectural character of a building, with standard tactile paving. A tactile grid can be the visual impact on the building. If this will cause a and should only be proposed where no other option achieved by using materials that match those of the footway hazard, a ramp inside the building may be is suitable. The resting position of any external lift surrounding area, and which have been textured with appropriate; the removal of steps and the lengthening should be as low as possible, and the design of the ridges or dimples. More information is available in of doors can sometimes accommodate this. platform and restraints should be as transparent as Edinburgh Standards for Streets. Ramps on the public footway will not generally be possible. Metal cages are unlikely to be acceptable as supported. Where acceptable, ramps must leave Visual indicators they are disruptive to the streetscape and can seem sufficient clear footway for pedestrians. This will intimidating to the user. Brightly coloured high-visibility strips should be vary according to the volume of pedestrian traffic. In avoided, unless their use helps to avoid other more general, this is 2metres for residential areas, 3metres visually intrusive works. for main roads and 5-6metres for busy shopping streets. Doors Where a ramp is acceptable, high quality materials, There may be cases (particularly in the case of such as stone to match the existing building, will be historic buildings) where it is less damaging to seek encouraged. In some circumstances, high quality alternative access routes than to widen or alter a design in modern materials may be more appropriate.
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The City of Edinburgh Council Services for Communities December 2012
Page 32 December 2012 Guidance for Householders
February 2016 Guidance for Householders
For listed buildings or conservation areas in the rural This document follows the step-by-step sequence Listed Buildings and Conservation Areas west, the Rural West Edinburgh Local Plan sets out from your initial ideas through to obtaining consent: the equivalent provision. Both local plans will be superseded when the February 2016 Edinburgh Local Development Plan is adopted, in Work out your space requirements 2016. It sets out equivalent policies. Introduction
Edinburgh This document sets out guidance for people Design Guidance considering altering or extending their house. It does Fit the extension onto the site not cover new houses even if built in the gardens 16 May 2013 of existing properties – these should meet the requirements set out in Edinburgh Design Guidance. All house extensions and alterations – including Test its effect on the amenity of dormers, conservatories, decking, energy devices neighbours and the area and replacement doors and windows - should be well designed and of high quality. In particular, they must meet three key requirements. They should Design the detail Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. • complement the existing house, leaving it as the dominant element; This document and other non-statutory guidance can be viewed at: www.edinburgh.gov.uk/ • maintain the quality and character of the planningguidelines surrounding area; and Submit your planning application This guidance interprets polices in the Edinburgh • respect the amenity of adjacent neighbours. City Local Plan which seek to protect the character and setting of listed buildings, and the character and The appointment of an architect is appearance of conservation areas. strongly encouraged in all cases. Cover image courtesy of Roxburgh McEwan Architects.© Elizabeth Roxburgh Contents
Page Page
Policy context 4 Step 3: Design matters 13 Other consents 5 Roofs and dormers 13 Step 1: Planning your extension 6 Materials 14 Doors and windows 14 What needs planning consent? 6 Boundary walls 15 Listed buildings 6 Access and parking 15 What space do you need? 7 Sustainability 16 Working out a plan 7 Secured by design 17 Changes of use 7 Considerations checklist 17
Step 2: Fitting it on the site 8 Step 4: Submitting your Application 18
Front extensions and building lines 8 Do I need Permission? 18 Side extensions 9 Permitted Development 18 Rear extensions, conservatories 9 Application procedure 21 Daylight and sunlight 9 Privacy and outlook 10 Side windows, decking and balconies 11 Gardens and trees 11 Garages and outbuildings 12
Policy Context
This document gives guidance on the following Particular attention will be paid to ensuring that such policy in the Edinburgh City Local Plan (2010): works to listed buildings and non-listed buildings in conservation areas do not damage their special character. Policy Env 5 and 6 may apply. Policy Des 11 Alterations and Extensions Both Local Plans will be superseded when the Edinburgh Local Development Plan is adopted, in 2016. It sets out an equivalent policy : Des 12 - Planning permission will be granted for alterations Alterations and extensions. and extensions to existing buildings which: The equivalent policy in the Rural West Edinburgh • in their design and form, choice of materials and Local Plan (2006, 2011) is positioning are compatible with the character of the existing building; • will not result in an unreasonable loss of privacy or Policy E43 Alterations and Extensions natural light to neighbouring properties; • will not be detrimental to neighbourhood amenity There are also restrictions on development in the and character. Green Belt, which could affect the principle and Alterations and extensions to existing buildings scale of extension which might be acceptable. generally raise similar design issues to those of new Separate guidance is provided in the Countryside development. Every change to a building, a street and Green Belt Development guideline. or a space has the potential to enrich or, if poorly designed, impoverish a part of the public realm. The impact of a proposal on the appearance and character of the existing building and street scene This guidance was initially approved in December 2012 and generally must be satisfactory and there should be incorporates additional text and minor amendments approved in no unreasonable loss of amenity and privacy for and February 2016. immediate neighbours.
Page 4 Other Consents
Other consents may be required before you start Tree Preservation Order or in a conservation area are in Multiple Occupancy) licence. work. These can include: also protected by law, making it a criminal offence Although not a planning issue, there may be legal to lop, top, cut down, uproot, wilfully damage or Listed Building Consent if the property is listed as restrictions on development in your title deeds - for destroy a tree unless carried out with the consent of being of special architectural or historical interest – example feu superiors’ consent may be required or the Council. see the separate Listed Building and Conservation you may require the consent of other joint owners– Area Guidance for more details. Some species of animals and plants are protected and legal advice may be required. by law. Certain activities, such as killing, injuring Conservation Area Consent if you are demolishing an If you think that your proposals do not need consent, or taking the species or disturbing it in its place of unlisted building in a conservation area – see Listed or if you are not sure that previously undertaken shelter, are unlawful as is damaging or disrupting Building and Conservation Area Guidance for more work has proper consent, you can apply online its breeding site or resting place, even if the details at www.eplanning.scot online for a Certificate of species is not there at the time. If the presence of Lawfulness to confirm the position in writing. Planning restrictions may have been imposed when a European Protected Species (such as a bat, otter the original consent was granted, e.g. prohibiting or great crested newt) is suspected, a survey of the certain kinds of work or removing permitted site must be undertaken. If it is identified that an development rights – check the conditions on any activity is going to be carried out that would affect previous consents, including those for the original protected species, a licence may be required. More estate layout if it is relatively new. information on European Protected Species, survey work and relevant licenses is available on the Converted, new or altered buildings may require Scottish Natural Heritage website. a Building Warrant. There is more Building Standards information at www.edinburgh.gov.uk/ In relation to bats further guidance on when a survey buildingwarrants. For detailed information please go may be required, can be found on page 9 of the Bat to the Scottish Government website. Conservation Trust Guidelines A Road Permit will be required if forming a new Other factors such as old mine workings (particularly access or driveway. Contact the Area Roads Manager in the south-eastern suburbs), restrictions where in your Neighbourhood Team for more information water or gas mains have wayleaves across the site; or water/drainage consents from SEPA. If there are any trees on the site or within 12 metres of the boundary, they should be identified in the If you intend to rent your property you will require to application. Please check online at www.edinburgh. register as a Landlord with the Council. Depending gov.uk/private trees for more advice. Trees with a on numbers, you may also require an HMO (Houses Page 5 Step 1: Planning Your Extension
Home improvements such as extensions or Listed buildings alterations should be carefully considered. Time House or Flat? If you are fortunate enough to live in a property spent on initial planning can save money in the long It seems obvious, but … A flat is not only an which is listed as being of special architectural or run. apartment in a traditional tenement or modern historical interest, then you will also require Listed block. The official definition is a “separate and It is the property owner’s responsibility to ensure Building Consent as well as planning permission. self contained set of premises whether or not that all the statutory requirements are met and that Consult the separate guidance on Listed Buildings on the same floor and forming part of a building all necessary permissions have been obtained. and Conservation Areas. If the development doesn’t comply, the owner from some other part of which it is divided could be asked to take – and pay for – remedial horizontally”. action including, in extreme cases, demolition and So, whatever the estate agents say, “four-in- Listed Building or Conservation Area? restoration back to what had been there before. a-blocks” or “maisonettes” are also flats, not To check if your house is in a conservation houses. So are some studios and mews. The area or is a listed building, use the Council’s Good enough in the past? distinction is important in deciding whether Interactive map at planning permission is required for extensions or Extensions or alterations in the surrounding area http://www.edinburgh.gov.uk/conservation alterations. that were granted permission in the past and which do not comply with these guidelines will NOT be taken as setting any form of precedent, and should not be used as examples to follow.
What needs planning consent? Many minor works do not require planning permission – see pages 18-20. But note that most properties that are listed buildings or in conservation areas will require consent – and that flatted properties in any part of the city have much more limited exemptions.
Page 6 Step 1: Planning your Extension
What space do you need? What is the impact on neighbours? Will the extension still preserve their light, or will it overpower their Consulting neighbours The first stage is to work out what you are really garden and cut out their sunlight? Is the elevation When a formal planning application is made, looking for in terms of extra accommodation and they will see well designed? Will the new extension neighbours will be notified by the Council. It is floor space. Consider the various ways of achieving protect their privacy and avoid introducing new usually a good idea to tell them what you are it – for instance, a rear extension compared with overlooking from windows, balconies or terracing? thinking of before you start, so that notification expanding into the roof space. An extension may not All these things will be important to your neighbours, doesn’t come as a surprise – especially if you always be required - can you achieve the same result might need to negotiate access with them. just by rearranging the existing space? who have the right to make their views known to the planning authority (see panel right).The Council will The Planning Authority is obliged to take account Working out a plan consider their comments when reaching a decision. of comments and objections received from neighbours. When you work up your proposals, always bear in Note that there is no automatic right to extend If once you have permission, you need to mind the impact they might have. and, at the end of the day, if your site is too get onto their land to build your extension, small or your proposal doesn’t meet policy What effect will the extension have on your existing then planning permission does not grant any requirements, it may not be possible to grant house? Is it in harmony in scale and appearance? Do automatic rights – you will still need to agree permission for your proposals. the doors and windows match the existing ones? If it terms with them. is an attic extension, does the roof still come over as the main element rather than a dormer with a small amount of roof left around it? Is the new roof pitch Changes of Use the same as the existing? Are matching materials This guidance sets out the physical considerations used throughout? How is the junction between old in planning your domestic extension. However, if the and new being handled? alterations are to allow you to operate a business from your home, then you should consult the What is the impact on the street? Is the appearance Council’s Guidance for Businesses to see if planning changed? Does the extended house still fit in, or will permission is required for the use. Note that it stand out obtrusively? consent for a self-contained extension (a “granny annexe” does not give you permission for a totally independent house - it is still ancillary to the main building. If you intend to rent out your property, you will require to register as a Landlord with the Council, and may need to consult the Houses in Multiple Occupancy guidance.
Page 7 Step 2: Fitting it on to the site
Before getting down to the detailed design, it is Special guidelines apply to extensions and Front extensions and building important to check whether your site is big enough alterations to villas: to take the scale of extension you want to achieve. lines • The character of the original villa should not be Any extension should still leave a reasonable adversely changed as a result of the extension What is a building proportion of private garden space - usually at least line? - • When complete, the whole building, including 9 metres to the rear boundary (see the section Extension behind the original villa and the extension should still It is the line formed on Private Open Space in the Edinburgh Design both lines be in character with the scale and spacing of the by the frontages of Guidance). If the plot is small, with minimal or surrounding properties and rhythm of the street BUILDING LINE the buildings along shared garden space, there may not be sufficient a street. Sometimes room for your extension. • The design approach – including form, scale, it is defined in the style, proportions including windows, storey The general density and scale resulting must also title deeds. Generally heights and materials – should relate to the be in keeping with the overall spatial pattern of developments other original building and be subservient to it Adequate than porches etc are not the area. Where there is a traditional development garden area pattern in the area, such as villas with single storey • Total site coverage of the new and existing maintained acceptable in front of BUILDING LINE outbuildings, this may determine the form an d size building should not exceed 1.5 times the original the building line as they of any addition. villa, subject to: disrupt the character and appearance of the street. The position and design of an extension should not • Maximum site coverage of all buildings, garages, prejudice the ability of neighbours to add similar or parking and access driveways should not exceed equivalent extensions. 40% of the site area, and Extension to Villas • Distances from the main facades to the boundaries being at least 12.5m In terms of the guidance, a ‘villa’ is a traditional large BUILDING LINE detached or semi-detached house built before 1914. • If the villa is listed, if there are protected trees or Normally stone built, they are mainly in conservation if it is in a corner site, you should discuss your areas or on some arterial routes. A bungalow is not a proposals with a planning officer. villa. Extension in front BUILDING LINE of building line. Not acceptable in street
Page 8 Step 2: Fitting it on to the site
Extensions that project beyond the front building Conservatories All new development should ensure that: line are not generally allowed unless this fits in with • the amenity of neighbouring development will the local character of the street. Consent will not normally be granted for a conservatory on a principal, or other conspicuous, not be adversely affected by impact on privacy, Corner plots can present a particular problem where elevation. Exceptions may be justified for daylight, sunlight or immediate outlook from main the majority of the house’s garden space is in front appropriately designed conservatories where this is (i.e. front and rear) windows; and, of the building lines. part of the traditional character of the area. • occupiers will have adequate daylight, sunlight, Where they contribute to the character of the area, In general, only ground floor conservatories will be privacy and immediate outlook their openness will be protected by resisting any permitted, except where underbuilding is required to If the proposal does not meet these criteria, and significant intrusion into the corner ground. achieve an appropriate height. Original abutting walls there are good townscape reasons for looking at Modest porches may be acceptable where they do should be kept and form part of the structure. Where other solutions (for instance, the character of an not detract from the design of the original building or dwarf walls are proposed they should be constructed historic area), then more detailed calculations will the character of the street. with the same materials and finish as the house. be required. Guidance can be found in the Building Proposals for a new conservatory on a listed building Research Establishment guide Site Layout Planning Side Extensions should ensure that the original stonework inside a for Daylight and Sunlight - A Guide to Good Practice. In achieving an extension that will fit in with the conservatory remains unpainted, and that the colour Daylight to existing buildings original building and respect its neighbours, the of the conservatory respects the character of the area. extension should be set behind the front line of the Reasonable levels of daylight to existing buildings will existing dwelling to give a clear definition between Daylight and sunlight be maintained where the measure of daylight falling the new design and the existing building. on the wall (the Vertical Sky Component - VSC), does Daylight and sunlight are important to health not fall below 27%. This standard can be achieved Where a side extension could visually connect and well being. Lack of daylight contributes to where new development is kept below a 25° line from separate houses so that they appear like a depression (SAD), and sunlight helps synthesise the mid point of an existing window. continuous terrace, planning permission will only be Vitamin D which is important for bone health. permitted if that is characteristic of the area. Daylighting to side or gable windows is not protected Adequate daylight can also reduce the energy (see Side Windows, page 11) requirements of development through lessening the Rear extensions need for electric lighting. Rear extensions should not occupy more than one All extensions and alterations will be required to third of the applicant’s original rear garden area. ensure adequate daylighting, privacy and sunlight
For flats, including 4 in a block and maisonettes, the both for themselves and to their neighbours. 25o opportunity for extending, if any, will be limited. Calculating daylight and sunlight is complex, but there are some simple “rules of thumb” which can be used to check whether a proposed development Neighbouring Property Extension sits below 25o line and will not affect neighbour’s daylight adversley is likely to conform. These are set out here.
Page 9 Step 2: Fitting it on to the site
For rear extensions on terraced or semi-detached Sunlight to existing development o o houses, adequate daylight will be maintained to the 45 line 45 line How the affected area of a garden is used and neighbouring property if 45 degree lines drawn from its overall size, will be taken into account when neighbour’s both the plan and section of the new extension do neighbour’s new determining whether any loss of sunlight from a new extension garden not enclose the centre of the neighbour’s window. garden extension or outbuilding is acceptable. 4m 2m north south Generally, half the area of garden space should be capable of receiving potential sunlight during the spring equinox for more than 3 hours. 45o line 45o line The sunlight of spaces between gables will not be protected unless the affected space is of particular new neighbour’s amenity value in comparison with the remainder of neighbour’s garden garden extension the garden. Such a space might be a patio which was 2.8m 2.4m 45° designed as an integral part of the plan-form of the east west original house. There are various methods of calculating sunlight, Protecting sunlight to neighbour’s property but a simple check is to use the 45 degree method
Not acceptable because the centre of the window is below: In more complex cases, or where the development o fails this test, other methods may be required – within the 45 lines Where development is located to the south or south for instance, a measurable hour by hour sun path west of a garden, if it rises above a 45° line to the analysis showing how sunlight moves through the horizontal which is set 2m from the ground level, the affected space for both before and after situations. sunlight to the garden may be adversely affected. Where development is located in other orientations Privacy and outlook in relation to a neighbouring garden, the 45° line People value privacy within their homes but they also should be set at a distance from the ground level as value outlook - the ability to look outside, whether to follows: gardens, streets or beyond. To achieve both, windows N 4m NE 3.5m either have to be spaced sufficiently far apart so that E 2.8m SE 2.3m it is difficult to see into a neighbouring property or windows have to be angled away from one another. S 2m SW 2m 45° W 2.4m NW 3.3m 18m is the minimum recommended distance between windows, usually equally spread so that each property’s windows are 9 metres (10 metres for a dormer) from the common boundary. Page 10 Step 2: Fitting it on to the site
A frequent objection to a development is loss of a Ground floor windows can sometimes be closer than In some instances privacy issues from balconies or particular view from the neighbour’s house. Whilst 9 metres to a boundary if they can be screened in decking can be overcome by screening, for instance this may be unfortunate, there is no right to a view some way, e.g. by a fence or hedge. However, the with frosted glazing, or by insetting the balcony across someone else’s property simply because they barrier must not exceed the normal height of a fence or deck into the building or roof. However, any had not chosen to develop it in the past. or wall. screening would still have to permit adequate light to neighbouring properties. Side Windows Decking and Balconies Balconies and decking which are close to Windows will only be protected for privacy and light Gardens boundaries and overlook neighbouring properties if they themselves accord with policies in terms of can be a major source of noise and privacy intrusion. There should be enough private garden space left distance to the boundary. Windows on side walls or after extensions – normally at least 9 metres depth, gables - as often found on bungalows, for instance Generally, decking should be at, or close to, or 30 sq.metres. This may have to be more – e.g. at - will not normally be protected as they are not set ground level (taking account of any level changes least 12.5 metres depth in villa areas - depending on back sufficiently from the boundary to be “good in the garden ground), of simple design (including the spatial pattern of neighbourhood to avoid over- neighbours” themselves, taking only their fair share barriers and steps), and should not detract from the development. of light. appearance of the house. For this reason, opportunities for decking may be Trees limited on listed buildings. The retention of trees and landscape can soften the impact of a new building and help it to blend in. Mature landscape should therefore be retained 10m min to dormer where possible. If a tree would overhang the proposed development ground floor window screened by fence or is closer to it than a distance equal to half the tree height, it must be shown on the application plans. The tree species and the position of the trunk Decking 9m min and extent of branch spread must be accurately Screened (12.5m in villa areas) indicated. The case officer will then assess if more detailed information, such as a tree survey of the site, is required. side window not protected (less Street than 9m from boundary)
Page 11 Step 2: Fitting it on to the site
Garages and outbuildings • the use must be ancillary to the “enjoyment of the dwelling house”; for instance, gardening, Buildings within the residential curtilage – such maintenance or hobbies, and not for a commercial as garages, sheds or greenhouses – should be business (see our Guidance for Businesses for subordinate in scale and floor area to the main advice in these cases); house. In many cases, they will be “permitted development” if: • in flatted properties, the way that the garden ground is allocated and the position of • they are not in front of the principal or side neighbouring windows may restrain the size or elevation which faces a road; position of any outbuildings; • they are not more than 3m high at the eaves and • buildings in front gardens will not usually be 4m overall; acceptable, because of the damaging impact on • no part of them within 1m of the boundary is more the appearance and amenity of the street and the than 2.5m high; surrounding area; • they do not take the total coverage of development • there may be additional considerations for listed (extensions, sheds etc, but excluding the original buildings and conservation areas. house and any hard surface or deck) to more than Sheds for cycle storage are subject to the same 50% of the front or rear curtilage area; principles as sheds for any other purpose. The • in a conservation area or within the curtilage of Council has worked with Spokes to produce a listed building, they would not have a footprint guidance on the storage of bikes for tenement and exceeding 4sq.m. flat dwellers. A Spokes factsheet sets out useful practical advice. If they don’t fit these criteria, or if they are within the curtilage of a flatted property, planning permission Links: will be required. Proposals will be assessed for Guidance for Businesses their impact on the amenity of the area and on neighbouring property (eg loss of daylight) in the Listed Buildings and Conservation Areas Guidance same way as extensions. Some points to note when Spokes factsheet (Cycle storage for tenements and planning your development: flats) Spokes factsheet (Cycle storage in gardens)
Page 12 Step 3: Design Matters
Extensions and alterations should be architecturally Roof Design Dormers on a listed building will also require listed compatible in design, scale and materials with building consent. New dormers on a listed building the original house and its surrounding area. This In general the pitch and form of an extension roof are not normally acceptable on front roof pitches does not preclude high quality innovative modern should match that of the existing roof. even where previous dormers have been added. designs. Flat roofs may be appropriate on modest, single New dormers on rear roof pitches of listed buildings may be acceptable where dormers are part of the Extensions should not overwhelm or dominate the storey extensions where not visible in public views. character of the listed building. Where acceptable original form or appearance of the house, or detract Side extension roofs should normally be pitched to match the house. on listed buildings, dormers should be of a historic from the character of the area. design. Otherwise flat and mansard roofs on extensions A well-designed and attractive extension will will not normally be allowed unless these are enhance the appearance – and value – of your complementary to the existing roof, or in the property and of the neighbourhood. case of flat roofs they are part of a high quality, contemporary design. New eaves heights should either match or be lower than existing eaves, to avoid extensions being greater in storey height than the original building. Development above the existing roof ridge will not be permitted. Chimneys form an important feature of many roofs, often marking the subdivision of terraces or adding height to bungalows. Even if disused, they should normally be retained. New false ones can act as ventilation flues from kitchens or bathrooms. Dormers Dormers on principal elevations, and all dormers Extension subservient to original home in scale and size and in conservation areas or on a listed building, will compatible with original house in materials and form require planning permission.
Page 13 Step 3: Design Matters
On unlisted houses that are not in conservation The use of materials that are reclaimed or recycled areas, rear and side dormers may be “permitted will be encouraged. development”. Guidance on Householder Permitted uPVC is not a traditional or sustainable material, Development Rights can be found in the Scottish and its use will not normally be acceptable In listed Government Guidance (Circular 1/2012). buildings and conservation areas. All proposals should comply with both general and specific guidance as set out below. General Guidance The relationship between a dormer and its Materials surroundings is particularly important. Dormers The materials used to construct a building are should be of such a size that they do not dominate one of the most important elements in helping the form of the roof. Dormers should not come to the a new extension to sit harmoniously with the edges of the roof. There should be visible expanses original building. Materials characteristic of the of roof on all 4 sides. Where possible, the dormer neighbourhood and of Edinburgh can provide a should align with existing fenestration on the sense of quality and identity. Cheap or inappropriate building’s elevation. materials can detract from the neighbourhood and Specific Guidance the value of the house. Extension On principal elevations a single dormer should be Existing house The materials to be used on an extension should no greater in width than one third of the average min 0.3m set back normally match exactly those of the existing roof width. If there are two or more dormers, their building. Where the existing building is constructed combined width should be less than 50% of the of stone, natural stone of the same type and colour average width of the single roof plane on which they Doors and windows should be used for the extension. are located. Doors and windows should be sensitively replaced, Alternatively, a new extension may be designed to On rear elevations which are not publicly visible or in keeping with the character of the original building, contrast with the existing building using a modern not readily visible from public viewpoints a larger the quality of its design and in an environmental design and materials. In this instance the materials dormer may be acceptable where this fits in with the sustainable way. The character of the area should be should be of the highest quality and relate well to character of the building and surrounding area. protected and enhanced. the existing building. Dormers on side elevations will be considered Replacement windows, and new windows on an If it is impossible to get an exact match for the acceptable where it can be demonstrated that extension, should be of the same size and style as the existing material, it is better to set the extension the proposal fits in well with the character of the existing ones, keeping the same proportions. slightly back so that there is a visible break between surrounding area. the old and new. Repairs to match the original do not require planning All dormers should comply with the ‘Privacy and permission or listed building consent. However, The use of sustainable long-lasting materials, locally Outlook’ requirements as set out in this guidance. where a building is listed, consent may be required sourced wherever possible, and with the potential for: for later recycling will be encouraged. Page 14 Step 3: Design Matters
• Double glazing; Front walls and fences should not be more than In flats, within conservation areas and within the 1 metre in height unless there is a prevailing size curtilage of a listed building permission is also • Secondary glazing; already established in the neighbourhood. They will required to form a hard surface – a driveway or • The removal or replacement of windows and doors; not be acceptable at all in estates designed as open- a parking space. For other properties, see the plan front gardens. section on forming a hard-paved area in Permitted • Alterations to windows such as the changes to Development Rights. astragals, and alterations to doors. Access and parking Demolition or alteration of walls will need consent in Window and door alterations to listed buildings may Forming an access for a parking space or garage will conservation areas or for listed buildings. A building require planning permission as well as listed building require permission where it is taken from a classified consent, if they are considered to be ‘development’, warrant is also needed where the hard paved area is road or trunk road. In all cases, a permit will be eg if the new window or door is materially different more than 200 square metres. and changes the character of the building. required for works required to form a new access. Window replacement on unlisted buildings in conservation areas may also require planning Parking space should not be placed directly in front of window belonging to a permission, as may alterations such as converting a separate householder window to French windows. Door alterations to unlisted buildings in conservation areas may require planning permission. Permission will not normally be required in the Retain existing path following cases: Form minimum neccessary parking area. • The replacement of doors and windows on a like- Materials - gravel with setts/slab surround; for-like basis. granite setts; appropriate slabs.
• In properties which are not in a conservation area. First 2 metres paved to prevent loose materials (eg gravel) being carried onto If you want formal confirmation that your the road replacement doors and windows are lawful , you can apply for a Certificate of Lawfulness at www. eplanning.scot Retain walls/railings, except for Widen existing approved access, and rebuild any access in preference Road Boundary walls gateposts to additional access Walls and fences to the street frontage should harmonise with street and the house. They should Not to scale. Access and crossing not normally exceeding 3 metres Indicative only. Applicant drawings not be so high as to be intimidating or reduce must show new works in colour. security overlooking from the houses. Page 15 Step 3: Design Matters
Parking in front gardens will not normally be allowed Garages or car-ports must have at least a 6 metre Solar Panels driveway in front to allow vehicles to draw in • within traditional tenements; The provision of solar panels can contribute to completely off-street. sustainability. However, on listed buildings and/ • in listed buildings, where loss of original walls or Where the provision of parking was part of the or within conservation areas, solar panels will railings and the creation of a hard surface would original grant of consent, the number of parking not normally be permitted on any conspicuous have an adverse effect on the character and setting spaces should be maintained. Loss of a parking elevations. of the building and its special architectural or space (eg by the conversion of a garage) may, in a historic interest; In other cases, where solar panels would be controlled parking area, affect the householder’s visible from public streets and areas, they should • where the parking space would be formed in front right to obtain a parking permit. be designed and laid out as part of an overall of the windows of a habitable room owned by a architectural treatment. different occupier. Sustainability For road safety reasons, an access must not be formed The Council encourages energy conservation, Wood-burning stoves including microgeneration where appropriate. • within 15 metres of a junction; Wood burning stoves and biomass boilers are However, some devices are not always suitable on similar appliances, both burn organic materials to • where visibility would be obstructed; older listed properties or in conservation areas. create space heating. In addition, larger biomass • where it would interfere with pedestrian crossings, However, the re-use and adaptation of old buildings, central heating systems are available which can also bus stops, street lighting or existing street furniture. which have long paid back their carbon footprint, is heat water. The main difference between the two in itself sustainable. appliance types is that wood burning stoves burn Only one access will be permitted per property. wood, or wood pellets; and biomass stoves burn a Adaptable buildings, which allow for change or A parking space will normally be allowed if the front variety of energy crops, including wood. rearrangement in the future, are also sustainable, garden is at least 6 metres deep, with a maximum as they have a longer lifespan than those designed Provided that the wood burning stove or biomass area of 21 square metres or 25% of the front garden, so tightly that they cannot be altered to meet future boiler is located inside the dwelling house, whichever is the greater. The design should be such needs. the stoves themselves do not require planning as to prevent additional parking on the remainder of permission. However, permission may be required the garden area, eg by using kerbs, planting boxes Other ways to make your extension more sustainable for the flue and any storage facility required for the or changes of level. The access should not be wider are to use environmentally-friendly and re-cycled fuel. Where the building is listed, listed building than 3 metres. materials. consent may also be required if the storage is Materials must be of high quality and appropriate Extensions must comply with Building Standards, attached to the listed building. A building warrant for the house and the area. The paving must be which place a strong emphasis on energy- will be required to cover installation, the flue and porous or combined with a soakaway within the site; conservation measures such as insulation and fuel storage. the first 2 metres from the road should be paved to appropriate materials. This passive energy approach This advice covers domestic stoves and boilers up avoid loose chippings spilling out. Gates should be is often more cost and energy-efficient than to 45kW (heat) output. The Council’s Environmental of appropriate design and open inwards, to avoid renewable technology. Assessment team can advise on acceptable types of obstructing the pavement. stoves to achieve the required air quality standards. Page 16 Step 3: Design Matters
Ways of making your property more secure include: Other services on buildings Is the site big enough to take an Some new buildings, whether extensions or new- • Making access to the rear difficult, using alarms extension? build houses or flats, spoil their exterior finishes and sensors; with construction joints, outlets for flues and fans, Does the layout and scale fit with the • ensuring flat roofs do not provide access to upper weep holes, grilles, etc that were not taken into general pattern of development within windows; account at the time of design. These should be the area? considered and planned in to minimise their impact. • deterrent prickly planting under windows; and Is the design of a high enough standard Satellite Dish Aerials • strong locks and fastenings. for the house and area? You can get advice from the Architectural Liaison Where they fall within planning control, e.g. in Is the extension subservient to the main Officer at your local police station. It is much easier conservation areas, dishes will not normally be house? acceptable on the front or street elevation of any and cheaper to build in security features while you building. are constructing your extension, than trying to add Does it avoid any overlooking which them afterwards. However, they may be acceptable in the following would result in a loss of privacy for the situations: Considerations Checklist neighbours? • on the ground to the rear of the building; Before you submit your completed design to the Does it avoid overshadowing the neighbouring properties and • on a modern extension to the rear of the building Council for all the necessary permissions, which significantly reducing their daylight? providing that no part of the dish is higher than might include: the main building; • Planning Permission If a side extension, does it avoid a terracing effect? • in the internal valley of roof provided that no part • Listed Building Consent of the dish projects above the ridge; or • Conservation Area Consent Does it leave enough garden space for a • behind a parapet provided that no part of the dish house of the final size? projects above it. • Building Warrant Does it avoid loss of significant trees or • Roads Consent Secured by design landscaping? • Licensing (landlord/HMO etc.) The design and layout of your extension should What is its impact on access, parking (see page 5 for details of these and other consents) not affect the security of your home or those of and road safety? your neighbours. Blank walls, hidden corners and … look at the list of considerations in the panel right. secluded passageways provide cover for intruders to Are the details and proportions of doors work at gaining access. These are some of the basic questions which the and windows appropriate? Council will ask in assessing your proposal; have you Many break-ins take place at the rear of the house, covered all of them? taking advantage of the privacy of the rear garden. Page 17 Step 4: Submitting your Application
Do I need Permission? necessary. Permitted Development: the Not all extensions or alterations require planning The main provisions of the Permitted Development main exemptions permission. Many small alterations and extensions rights are set out on the following pages. However, this is just a summary and, particularly if you are If your proposals exceed the constraints set out here, can be carried out without the need for planning considering unusual proposals or have an awkward they may still be acceptable if they accord with the permission – this is known as Permitted site, you should check the Scottish Government Council policies and do not adversleyaffect amenity, Development (PD) and some alterations may not Circular (see panel below). but they will require permission. even be ‘development’ at all. However, there are some limitations, particularly for: Enlargement is any development that increases the internal volume of the original house. It includes Flats (see definition on page 6) Whose responsibility? a canopy or roof, with or without walls, which is Houses in Conservation Areas It is the householder’s responsibility to make attached to the house, but does not include a sure that all alterations they make without balcony. Therefore, a car port is an enlargement but Listed Buildings permission do in fact fall within the exemptions a balcony is not. There are restricted permitted development rights of the Permitted Development scheme. If not, The most common types of enlargements covered by for flats, houses in a conservation area or to a listed you could be asked to alter or even demolish Permitted Development are: building, which are identified in the following pages. new work and put back the original. Planning permission will always be required for The Scottish Government circular Guidance on Houses extensions, dormers and conservatories to flatted Householder Permitted Development rights, A house can be a detached, a bungalow, semi- properties and to any house in a conservation area. available at http://www.scotland.gov.uk/ detached, or terraced dwelling sitting on its own Publications/2012/02/9140/downloads, sets New dormers on principal frontages always require ground. However, if there is any other occupant planning permission, as do balconies and roof out what is included, with examples. or use above or below, it is a flat – see definition terraces. If you want to be sure whether or not works on page 6. Flats do not have as wide a range of permitted development as houses. Listed building consent is always required for an are permitted, you can apply for a Certificate extension, dormers, rooflights or conservatory of Lawfulness at www.eplanning.scot both for These guidelines apply to houses only. See the to a listed building. An application for planning proposed works or those already carried out. separate section on flats on page 20. permission may also be needed. This certificate is particularly useful if you are selling your house or to avoid legal disputes. Even if planning permission is not required, other Details are given on page 22. consents such as a building warrant may still be
Page 18 Step 4: Submitting your Application
Single storey extensions Enlargements of the roof This class is best visualised as a 1 metre “bubble” surrounding the walls and roof of the house. A A single storey extension in the rear garden is Permitted development rights allow the enlargement householder can add a wide range of different types acceptable if the height of the eaves is not more than of a house by an addition or alteration to its roof, of development within this “bubble” without having 3 metres and the overall height is not more than 4 e.g. by a dormer. to apply for planning permission. metres above the existing ground level measured at However, dormers are not permitted on the principal lowest part of the adjacent ground surface. Balconies, roof terraces or raised platforms are elevation (usually the front), or on a side elevation if specifically excluded from this class. If any part of the extension is within a metre of a it fronts a road; boundary it cannot extend back from the original • the distance from the face of the dormer to the Microgeneration equipment rear wall of the house more than 3 metres for a boundary must be at least 10 metres; terraced house, or 4 metres in other cases. Permitted development rights for wind turbines and • the height of the dormer must not be higher than air, ground and water source heat pumps as well as The area covered by any existing and proposed the existing house; flues for biomass heating and combined heat and extension cannot be greater than the area of the power systems are covered in other classes of PD. original house footprint or 50% of the area of the • the dormer, or dormers, must cover less than half rear “curtilage” (ie the part of the garden behind the the roof, measured at eaves level; and Ancillary buildings such as sheds, front elevation of the original house). • the distance between the dormer and the edges garages, sun-houses, and greenhouses Extensions of more than one storey of the roof (including any common boundary with PD rights allow buildings “incidental to the another attached property) must be at least 0.3 enjoyment of the dwellinghouse” within the rear 1 Typically, these are either 1 /2 storey (ie single storey metres. garden. The height of the eaves (gutter) of any with converted roof space) or 2 storey extensions. building, including sheds and greenhouses, can not The extension must be at least 10 metres from any Access ramps be higher than 3 metres and no part of the building boundary. The majority of extensions will not be able Small ramps to any external door are allowed so can be higher than 4 metres. to meet this criterion, therefore an application for long as the ramp is not higher than 0.4 metres Any part of the building within a metre of a planning permission would be required. or longer than 5 metres. The overall length of the boundary cannot be higher than 2.5 metres. ramp and landings cannot be more than 9 metres. Porches The combined height of the ramp and any handrail The total area covered by proposed and existing Porches are allowed on any external door of the cannot exceed 1.5 metres. development must be less than half the relevant house providing they are not higher than 3 metres, curtilage. Improvements or alterations that are not and the overall footprint of the porch is not more In conservation areas or for a listed building, the than 3 square metres. enlargements footprint of the ancillary building cannot exceed 4 The minimum distance between the porch and any These include: replacement windows and doors, square metres. boundary with a road must be more than 2 metres. satellite dishes, cladding, painting and new flues; and photo-voltaic or solar thermal equipment, etc.
Page 19 Step 4: Submitting your Application
Other building, engineering, installation Flats Further information or other operations See the definition of a flat on page 6 This is just a brief summary of the more common Typical development permitted by this class within aspects of the Permitted Development scheme. Improvements or alterations that are not the rear curtilage of a house would be free standing enlargements, such as replacement windows For more information see the circular at: solar panels, flag poles, swimming pools and oil and doors, photovoltaic or solar panels, flues or tanks. http://www.scotland.gov.uk/ satellite dishes, may be allowed under Permitted Publications/2012/02/9140/downloads The resulting height cannot be more than 3 metres, Development rights. and the total area covered by proposed and existing The exemption is best visualised as a 1 metre development must be less than half the curtilage. “bubble” surrounding the flat. A wide range of Hard surfaces different types of development is permitted within this “bubble” without having to apply for planning A new or replacement hard surface located between permission providing that: the house and a road must either be porous; or rain water run-off must be dealt within the curtilage of • the development does not enlarge the flat; the house, e.g. with a soakaway. • the development does not project more than 1 Decking metre from the walls or roof of the flat; The floor level of the deck or other raised platform • the development is not a balcony, roof terrace or must not exceed 0.5 metres, and the combined raised platform or a wind turbine. height of the deck and any balustrade or screen Installing a flue forming part of biomass heating attached to it must not exceed 2.5 metres. system, a flue forming part of combined heat and In conservation areas or the curtilage of a listed power system, an air source heat pump or CCTV is building its maximum size is 4 square metres. not permitted by this class because it is subject to restrictions identified in by other classes of PD. Gates, fences, walls or other means of Other classes relevant to flats include:- enclosure • construction of gate, fences, walls and other The overall height must not be more 2 metres; but if means of enclosure; it fronts a road or is in front of the principal or side elevation nearest a road, it cannot exceed 1 metre. • Closed Circuit Television Cameras (CCTV).
Page 20 Step 4: Submitting your Application
Making an application where planning application. They have 21 days from Location plan the date of the Council’s notice to make formal This must identify the land to which the proposal permission is required representations. Note that anyone can send in relates and its situation in relation to the locality - comments, not just the notified neighbours. How to apply for planning permission in particular in relation to neighbouring land (land Application Fee within 20 metres of the boundary of the land to be Apply online developed) for notification. Location plans should Fees can be calculated at www.eplanning.scot be a scale of at least 1:2500 and should indicate a Applications can be submitted online at Cheques should be made payable to the City of www.eplanning.scot north point. Edinburgh Council. Once registered you can log in and begin making Site Plan your application. A guide to submitting an Requirement for Plans and Drawings This should be of a scale of at least 1:500 and should application online is available to help you go All applications should be accompanied by a show: through the process. location plan, to scale and showing the application site in red and any other land owned by the a. the direction of North; Apply by post applicant in blue. Almost all will also require a site If you prefer paper forms then these can be plan. b. any access arrangements, landscaping, car downloaded from www.eplanning.scot parking and open areas around buildings; Other plans and drawings will depend on the scale, Data protection nature and location of the proposal. For minor c. the proposed development in relation to the householder applications, such as a garden fence or site boundaries and other existing buildings When you submit a planning application, the a satellite dish, brochure details may be acceptable, on the site, with written dimensions including information will appear on the Planning Register and but their precise location should be shown on a those to the boundaries; will also be published on our weekly list of planning scaled drawing. applications. This is all done in accordance with data d. where possible, all the buildings, roads and protection law. All new work should be coloured and the plans footpaths on land adjoining the site including should be annotated with the proposed materials access arrangements; Preparing and Submitting your Planning and dimensions, and details such as the design and e. the extent and type of any hard surfacing; Application location of bin stores and recycling facilities. f. boundary treatment including walls or fencing For listed building consent, where new openings/ Forms where this is proposed. changes are proposed, details of internal elevations Two sets of the planning application form are and sections are required. With larger applications, required. The same number of land ownership Site Surveys a photographic survey will need to be submitted. certificates must also be submitted. Guidance on Including existing site levels, will be required for all their completion is provided with the forms. The minimum detailed information on the plans new build proposals. The Council will notify all those with an interest must be as follows: in neighbouring land within 20 metres of the application site that you have submitted a valid
Page 21 Step 4: Submitting your Application
Existing and proposed elevations Existing and proposed site sections and Apply on line finished floor and site levels(at a scale of 1:50 or Applications for Certificates of Lawfulness can be (at a scale of 1:50 or 1:100) which should: 1:100) which should: made online at www.eplanning.scot a. show the proposed works in relation to what is a. show a cross section(s) through the proposed A certificate has legal status, giving certainty to already there; building(s); prospective buyers, and immunity from future b. show all sides of the proposal; b. where a proposal involves a change in ground enforcement action. levels, show both existing and finished levels to c. indicate, where possible, the proposed Certificates of Lawfulness are particularly useful include details of foundations and eaves and how building materials and the style, materials and when selling properties in the housing market, encroachment onto adjoining land is to be avoided; finish of windows and doors; where the buyer may want proof that the works are d. include blank elevations (if only to show that c. include full information to demonstrate how lawful and planning permission was not required. proposed buildings relate to existing site levels and this is in fact the case); The onus is on you to provide supporting information neighbouring development; e. where a proposed elevation adjoins another as to why you think that the works are lawful under building or is in close proximity or is part d. show existing site levels and finished floor levels the Planning acts. When a certificate is being of a larger building (eg flats), the drawings (with levels related to a fixed datum point off site), sought for building works - e.g. an extension to a should clearly show the relationship between and also show the proposals in relation to adjoining house - drawings will be required to ascertain that the buildings, and detail the positions of the buildings (unless, in the case of development of the proposal is actually permitted development. openings on each property. an existing house, the levels are evident from floor Guidance is available on the Council’s web-site. plans and elevations). Existing and proposed floor plans It may become apparent during the processing of Roof plans the application for the certificate of lawfulness (at a scale of 1:50 or 1:100) which should: that this is not the case and planning permission (at a scale of 1:50 or 1:100) to show the shape of will be required. In these cases, the certificate will a. explain the proposal in detail; the roof and specifying details such as the roofing be refused. You have a right of appeal against this material, vents and their grilles /outlets. b. show where existing buildings or walls are to decision. be demolished; I don’t need permission but … c. show details of the existing building(s) as well I want to be sure that I have correctly interpreted as those for the proposed development; the permitted development rules, or that alterations d. show new buildings in context with adjacent carried out in the past are legitimate? buildings (including property numbers where To cover these situations, you can apply for a applicable). Certificate of Lawfulness at www.eplanning.scot
Page 22 You can get this document on tape, in Braille, large print and various computer formats if you ask us. Please contact ITS on 0131 242 8181 and quote reference number 12-0931. ITS can also give information on community language translations.
Designed by the City of Edinburgh Council Amended February 2016 Page 23 Edinburgh Design Guidance
16 May 2013
2 Foreword The City of Edinburgh is an outstanding place This guidance, alongside the existing Local to live, work and visit. Its distinct geography Plans and the emerging Local Development and landscape form the backdrop to centuries Plan helps to do this. The principles of development that creates the city we have contained within the guidance are informed today. by the qualities that make Edinburgh special. They seek to achieve new development that However, Edinburgh is not a museum—it draws creatively upon the past while at the is a vibrant, living, breathing city and a city same time being adventurous, embracing that needs to change if it is to meet the change, adapting to evolving needs and being needs of the years ahead. We want to have distinctive. confident and modern developments that sit comfortably alongside some of the oldest The guidance will be used by both Planning buildings in the city, as well as developments officials and the Development Management in other areas that create their own sense of Sub-Committee to help make decisions on the place. design quality of new development. We will be taking a keen interest in how the guidance New developments need to live up to the influences future development. internationally significant standard set by places like the Old and New Towns. In We would like to thank all who have thinking about this, we’ve included exemplars contributed towards the consultation on the of modern development from around Europe. draft version of the guidance. The feedback provided was invaluable in refining and There are major challenges in the coming improving it, making it a stronger and more years—not least the building of new useful document. extensions to the city in the west and south east. We want the design of these to exceed the standards of the recent past and live up to the quality of our historic developments. In this version of the guidance, we have added much more about our expectations for suburban development. Councillors Ian Perry & Sandy Howat We want to set out our expectations for Convener and Vice Convener of the Planning new buildings and spaces clearly, so that all Committee those involved in future developments can May 2013 understand from the outset what is required.
3 Contents
Introduction 6 Edinburgh 8 The Challenge 10 Promoting good design 11 1. Context and Design 13 1.1. Design and access statements 14 1.2. Appraising the landscape and townscape 16 1.3. City skyline and views 22 1.4. Coordinate development 27 1.5. Density 31 1.6. Incorporate existing views 36 1.7. Incorporate natural & landscape features 37 1.8. Incorporate existing built features 39 2. Designing buildings 41 2.1. Height and form 42 2.2. Scale and proportions 44 2.3. Position of buildings on site and in layout 45 2.4. Materials and detailing 50 2.5. Minimise energy use 59 2.6. Adaptability 60 2.7. Mix of uses 61 2.8. Ancillary facilities 62 2.9. Daylight, sunlight, privacy and outlook 63 2.10. Housing mix and size 66 2.11. Community safety 69
3. Landscape and biodiversity 71 3.1. Green infrastructure and green networks 72 3.2. Publicly accessible open space 75 3.3. Private open space 77 3.4. Biodiversity 79 3.5. Trees 83 3.6. Planting 85 3.7. Water Environment 87 3.8. Hard landscape 91 3.9. Car parking 93 Other information 96 Information required 97
© Aerial Photography Solutions Ltd. Used with permission. 4 Edinburgh Design Guidance Who is this guidance for? This guidance is for anyone making a planning application in Edinburgh that includes the design of a new building. What does it do? It explains how to comply with local plan policies on design. How does it relate to other guidance? How is it structured? This document is part of a suite of non- There are chapters on Understanding Context, statutory Edinburgh Planning Guidance: Designing Buildings and Landscape and Biodiversity
The double page introduction to each chapter sets out over- arching aims and expectations for new development Each subject area has its own section Main design principles introduce Developer Contributions each section & Affordable Housing
May 2011 Explanatory text is included, where relevant to provide more detail Technical guidance is contained in the grey pages Street Design Guidance Local plan policy references are
2013 included The navigation panel allows online users to interact with the document Further information If you require any further information or clarification, please visit our website at www. edinburgh.gov.uk/planning or contact the Planning Helpdesk on 0131 529 3550
5 Introduction This guidance sets out the Council’s It is important that it is read in conjunction The local plans provide a clear basis for expectations for the design of new with statutory development plans and other determining planning applications. development in Edinburgh. The Council planning guidance depending on the type and The Edinburgh City Local Plan and Rural West wants new development to achieve the location of development. Edinburgh Local Plan will be replaced by the highest quality of design and to integrate well The Council’s design-related policies can new Edinburgh Local Development Plan. The with the existing city. be broadly divided into themes relating Proposed Plan was approved in March 2013. A lot of recent developments have to context, built form and landscape and achieved this aim and many of these are biodiversity. This is reflected in its structure. used as examples in the guidance. These Where appropriate, technical guidance is developments establish a standard for the included. design quality of new development. Where Policy context appropriate, the guidance includes examples Scottish Government policy Edinburgh Edinburgh City Rural West from outwith Edinburgh. Designing Places and Designing Streets & Lothians Local Plan Edinburgh Local Structure Plan Plan This guidance is intended for all new are the two planning policy documents for buildings. The examples given show principles Scotland that relate to design. They set out and concepts that apply to a range of government aspirations for design and the Relationship to other guidance different building types. role of the planning system in delivering As shown on page 6 this Design Guidance these. These are material planning is one of six user-focused pieces of non- It should be used as a point of reference, considerations. statutory guidance to interpret the policies a basis for the planning, design and
Summary d e s i g n i n gs t r e e t s
Creating successful and sustainable places will set out in the local plans. It is important city town village rural depend on a shift in attitudes, expectations and Scotland for Statement Policy A practices about the design of cities, towns, villages and the countryside. We need: Policies 1 Decision makers who understand the role of design in delivering sustainable development (page 9). communication of new development > Street design must consider place before 2 Developers, landowners, investors and public bodies movement. who recognise the commercial and economic value of good design (page 18). > Street design guidance, as set out in this document, can be a material consideration in 3 Effective collaboration between disciplines, professionals, determining planning applications and appeals. local communities and others in the planning and urban Street design should meet the six qualities of design process (page 27). > successful places, as set out in Designing Places. that, where applicable, these are read 4 Development plans with effective design policies, and > Street design should be based on balanced urban design frameworks, development briefs and master decision-making and must adopt a plans to provide planning and design guidance (page 34). multidisciplinary collaborative approach. A Policy Statement for Scotland 5 Developers submitting design statements with planning > Street design should run planning permission applications that explain the design principles on which A Policy Statement for Scotland and Road Construction Consent (RCC) processes proposals and a material consideration in the development proposal is based (page 41). in parallel. places 6 A high level of awareness and urban design skills in local authorities, including planners and councillors who are designing committed to raising design standards and understand streets the impact of their decisions (page 47). 7 A stronger design element in built environment designing professional education (page 48). in conjunction with one another. For 8 Better design education in continuous professional development programmes (page 49).
9 Greater commitment to higher standards of assessing planning applications. It aims to: design among public bodies (page 49). example, when designing a new building in
urban design the collaborative process of shaping the setting for life in cities, towns, villages and rural areas
© Crown copyright 2010
ISBN: 978-0-7559-8264-6 • Provide guidance on how to comply with RR Donnelley B63780 03/10 a conservation area, reference should be www.scotland.gov.uk Making it work together the policies in the local plans; Designing Places Designing Streets made to this guidance and the forthcoming • Explain the key ideas which need to be guidance on the Historic Environment. In considered during the design process; and, The development plan addition, there is some additional guidance • Give examples of good quality design. The Edinburgh City Local Plan and the Rural on specific issues, such as Student Housing. • To set out the requirements for design and West Edinburgh Local Plan and the Structure Edinburgh also has a number of site/area access statements. Plan together make up the Development specific planning guidance including Area Plan for Edinburgh. This guidance interprets Each section provides guidance on specific Development Frameworks and Development policies in the two local plans. . topics that should be used as appropriate. Briefs.
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7 © Aerial Photography Solutions Ltd. Used with permission.
View to the Pentland Hills from Edinburgh Castle Tightly packed buildings in the Old Town—Cowgate A New Town Street: Northumberland Street viewed from South Bridge
and the Pentland Hills to the South, but it is juxtapose with one another. Nowhere is this Edinburgh the hills within Edinburgh that create some interplay between landscape and buildings Edinburgh is a unique and beautiful city - of the most memorable aspects of its setting. clearer than in the city centre. Both the Old recognised by the UNESCO inscription of Castle Hill, Arthur’s Seat, Calton Hill and and New Town are designed around their its Old and New Towns as a World Heritage others create a three dimensional city. Not landforms. In the Old Town, the Royal Mile site. Its distinct geography and rich and only do they dominate views throughout the slopes gently down the Old Town ridge; varied heritage of buildings and urban design city, but they also create vistas, allowing the buildings are tightly packed together off combine to create a cityscape of excellence. city to be seen and understood from a series closes that run down to the Waverley and It is a city that has embraced change, and of different vantage points. Cowgate valleys. The New Town’s more a city of startling contrast – between its undulating landscape is reflected in its One of Edinburgh’s most attractive landscape and buildings and in its streets and spacious and geometrically ordered streets. characteristics – its sense of contrast – spaces. is largely a result of its topography. Its Throughout history, the city has evolved in Landscape is vitally important. Containment hills, ridges and valleys have enabled the response to changing needs and growth. In is provided by the Firth of Forth to the North development of a series of distinct areas that the 18th and 19th centuries, bridges and
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An Old Town Improvement Street: Cockburn Street Tenements in Marchmont—Warrender Park Terrace Suburban housing with view to Edinburgh Castle— Greenbank Crescent
streets were thrust into the medieval pattern Areas like the Grange, Marchmont and of streets, squares and spaces, gardens and of the Old Town to create links with the Bruntsfield, Inverleith, Leith, Gorgie and pedestrian spaces which act as settings for wider city and improve the environment by Dalry, have different building forms, but with the historic buildings and make an important providing more air and light. To meet current their height, sandstone walls, slate roofs, contribution to the architectural character of needs, confident modern developments sit vertical windows and architectural motifs the area. It can be seen as the glue that binds comfortably alongside some of the oldest they feel very much part of Edinburgh. They places together. buildings in the city. Ironically, this process have, at all their different scales, what we This combination of natural and built heritage of change means many parts of the Old Town term, Edinburgh’s ‘DNA’. should be maintained and enhanced. The are younger than large swathes of the New Although the later suburban areas of the city principles presented here are informed by Town. are less distinct, their simple layouts knit well qualities that make Edinburgh special. They Subsequent developments within the city into the wider city. Where streets align with seek to achieve new development that have had distinctive characters that create the city’s landmark features, their sense of draws on and interprets the past; although not only their own sense of place but belonging to Edinburgh is amplified. the emphasis is strongly on interpretation, contribute to that of the city as a whole. creativity and innovation rather than The public realm of Edinburgh offers a wealth prescription.
9 The Challenge The quality of our environment undoubtedly contributes towards Edinburgh’s success as an international city that people and businesses are attracted to. For this to remain the case, it is vitally important that we continue to respect our existing built fabric. In doing so, Edinburgh should not become a museum piece. Instead, the city must continue to embrace change so that it can adapt to its evolving needs. This, however, sets up a possible tension—between preservation and change. As many of the examples used in this guidance demonstrate, design led solutions can resolve a range of competing needs. Where surrounding development is fragmented or of poor quality the aim is to establish a new context that better reflects the DNA of Edinburgh. Here the Council encourages model forms of development that generate coherence and distinctiveness. Both our historic environment and the many modern developments shown in this guidance provide context of quality that should be reflected in these situations. A design process that challenges conventional ways of doing things will be key to creating successful places, particularly for new and emerging suburban areas. If the aims of this guidance are met, forthcoming developments will be successful in the longer term - meeting the needs of all who use and experience them.
10 Promoting good design
View from Meadows of new housing
It is important to achieve the highest quality application could ensure that the quality of a be done at the pre-application stage. of design possible. This means committing development is improved and that certainty Architectural quality and competitions to good quality at every stage of the design in the outcome can be increased for the Together, the Council’s policies and guidance process from start to completion. applicant. aim to raise the urban design quality within Pre-application advice Design review the city. Architectural quality is also vitally The Council encourages and promotes The Council supports the process of design important. For particularly important engagement on design issues through review. Depending on the size, complexity or sensitive sites or for some nationally pre-application advice. The value of pre- and sensitivity of the site, proposals may important uses, architectural competitions application planning discussions is recognised be referred to either Architecture + Design may be the best way of ensuring the highest and considered to be an important part Scotland (the Scottish Government’s advisory architectural quality. of the planning process. Providing advice body on urban design matters) or the prior to the formal submission of a planning Edinburgh Urban Design Panel. This should
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12 Context and design 1. Context and Design This chapter sets out the Council’s expectations for how development relates to its context, a key theme throughout this document. It is important to achieve the highest standards of design, through being distinctive, safe and pleasant, easy to move around, welcoming, adaptable and sustainable, as set out in the Scottish Government’s Designing Places and Designing Streets.
The key aims are for new development to: • Demonstrate an understanding of the unique characteristics of the city and the context within which it is located.
• Reinforce its surroundings by conserving and enhancing the character and appearance of the landscape and townscape; including protecting the city’s skyline and locally important views.
• Ensure that adjacent development sites are not compromised and there is a comprehensive approach to layout.
• Provide appropriate densities depending on their existing characteristic.
• Incorporate and use features worthy of retention, including natural features, buildings and views.
13 Context and design Design and access statements Design and access statements are a key approach adopted as to access. The table on 1.1. Design and access tool in ensuring clarity in communicating the adjacent page sets out the requirements. the design process and promoting design Access statements are strongly encouraged statements awareness. Their submission is encouraged for other applications. These should be Provide design and access statements for all where it is necessary to explain the reasoning proportionate in length to the size of the major planning applications as well as other behind a design. application and/ or the complexity of the significant or complex proposals. Design Statements issues involved. Design statements are required for local The Edinburgh Access Panel advices how developments in the following areas: to improve accessibility for people with • the World Heritage Site; disabilities in the built environment. Its • a conservation area; advice should be sought early in the design • a historic garden or designed landscape; process. • the site of a scheduled ancient monument; • or the curtilage of a category A listed building. Design Statements are not required for : • Development of existing dwelling houses • Changes of use • Applications for planning permission in principle Planning Advice Note (PAN) 68 - Design Statements shows how to prepare a design statement. Key headings are set out in the table on the adjacent page. Access statements All major applications require design and access statements. This is the same as a design statement except that it includes a written statement about how issues relating to access to the development for people Policy References with disabilities have been dealt with. Edinburgh City Local Plan - Des 1 The statement must explain the policy or Edinburgh Local Development Plan - Des 1
14 Context and design Design and access statements
Information required in a Design Statement
Background Name of scheme; Name of applicant; Name of architect / developer / urban information designers / etc. Description of client brief; Date Site details Location and site plan; Description; History including planning history; Ownership Site and area See section 1.2. Appraising the landscape and townscape (page 16) appraisals Policy context Relationship of proposal to national and local planning policies and guidance Public involvement Outcome of consultation and public involvement Programme How will the project be phased? Concept Diagrams illustrating key concepts and ideas that underpin the proposal. Design solution A explanation of the design solution and how it has taken account of factors above including, site and area appraisal, policy context, public involvement and concept.
Information required in an Access statement
Policies Policies relating to such access in the development plan have been taken into account; and
Specific issues Any specific issues which might affect access to the development for disabled people have been addressed. This should explain how the applicant’s policy / approach adopted in relation to access fits into the design process. Access to and Developers should consider setting out in the statement how access arrangements through the site make provision both to and through the site to ensure users have equal and convenient access. Maintenance It must describe how features which ensure access to the development for disabled people will be maintained. The publication Designing Places notes that the arrangements for long-term management and maintenance are as important as the actual design. Therefore, issues regarding maintenance will help inform the planning authority in coming to a view on how best, possibly through agreements or conditions, such features are to be maintained in the long term. Consultation It must state what, if any, consultation has been undertaken on issues relating to access to the development for disabled people and what account has been taken of the outcome of any such consultation
15 Context and design Appraising the landscape and townscape For a proposal to respond positively to its complex or significant planning applications. 1.2. Appraising context, it is essential that it is designed It should include as appropriate the matters with a good understanding of its site and the in the table below. the landscape and surrounding area and the wider city. This will An appraisal should consider the wider help the development of a sound concept context, as well as the immediate townscape around which the design is structured. surroundings. Even small developments can Appraise the character of the wider landscape All design statements (see page 15) should have significant impacts. and townscape surrounding a development include a site and area appraisal. The scope site. Where surroundings are of poor landscape and length of this appraisal should be or townscape quality, the appraisal should appropriate to the nature and scale of the Appraise the existing scope of visibility within be used to identify opportunities for how the development proposed and its location in the city and surrounding landscape. proposal could make improvements. the city. An appraisal will be expected for all major planning applications as well as Evaluate changes to character and views that will result from development and use the findings to inform design review and finalised Information required in a site and area appraisal proposals Landscape Geology, topography, landform, existing vegetation, trees and woodland Trees (page 83), contextual analysis of local landscape character, local cues for planting and hard landscape, influence of contemporary schemes, the use of landscape by people. Ecology Protected species legislation applies to both designated and non designated land, as does the Council’s duty to further biodiversity. See Biodiversity (page 79) Hydrology, Potential for sustainable urban drainage systems (SUDS) and likely land take. drainage, services Locations of services and utilities (above and below ground) Townscape Listed buildings, focal points, landmarks, architectural style, feu pattern & building line Streets / How the site relates to the wider network of streets, footways and cycle routes and Movement how these streets and routes are used. Consideration at different scales: structural, layout and detail. Views Whether in site is in a key view or other important view. Whether there are views to landmark features or other important features from site that can be incorporated. Microclimate Sunpaths for winter & summer, prevailing wind in terms of shelter of urban blocks and tree planting, aspect and micro-climate in relation to solar gain & planting proposals. Policy References Edinburgh City Local Plan - Des 1 Planning / other Is the site on or near a conservation area, site of importance for nature conservation, Rural West Edinburgh Local Plan - E14, E41, E42 designations extent to which it meets requirements of Council’s Open Space Strategy etc. Edinburgh Local Development Plan - Des 1, Des 4 Aerodrome safeguarding should be considered from the outset.
16 Context and design Appraising the landscape and townscape The appraisal should show existing views, historic areas. including geology, landform, soils, vegetation, and existing natural and built features. land use, urban form, architectural style and Conservation Area Character Appraisals Sections 1.6, 1.7 and 1.8 set out the Council’s experiential qualities. explain the special architectural and historic expectations for these matters. interest for much of the City’s built heritage, A landscape character assessment can assist Key townscape principles, such as height, whilst the Outstanding Universal Values of in defining objectives to protect, manage or form, scale, spatial structure and use of the World Heritage Site are set out in the restructure the landscape. materials are set out in the Designing Management Plan for the World Heritage Edinburgh’s unique and diverse landscape Buildings chapter. Site. contributes to the city’s identity and Alongside these townscape and landscape For sites listed in Historic Scotland’s international renown. The wider landscape considerations, the impact of development national Inventory of Gardens and Designed context is described in the Lothians upon views also needs to be considered. Landscapes in Scotland, or the Council’s Landscape Character Assessment and local survey records, a historic landscape revealed in more detail in the Edinburgh Historic environment assessment should be submitted. Landscape Character Assessment. Special The historic environment includes ancient Landscape Areas have been identified monuments, archaeological sites and Where a site is of known or suspected as being of particular quality and their landscape, historic buildings, townscapes, archaeological significance a programme of Statements of Importance also provide parks, gardens, designed landscapes and archaeological works will need to be agreed relevant information. other features. with the Council. As the archaeology may influence the extent of development, this These should be referred to as part of the Historic Scotland’s Managing Change in the should be done at the site appraisal stage. site landscape appraisal, helping to ensure Historic Environment Guidance Note on On some sites, excavations may be required. developments interact with surroundings Setting provides advice on the understanding and aspire to shaping high quality future of setting. Its guidance on New Design in Landscape character landscapes. The urban edge for example Historic Setting explains the process of design Characterisation is a way to describe and should be designed to conserve and enhance that can help deliver exciting contemporary understand the distinct patterns of elements the special character of the city. See page 22 interventions that energise and enhance our which combine to create a ‘sense of place’, for technical information and requirements.
17 Context and design Appraising the landscape and townscape Visual assessment Visual assessment is closely related to character assessment. The assessment of visual effects describes the changes in the character of the available views resulting from a development, and the changes in the visual amenity of the visual receptors. It is an essential tool to explore design options and explain the visibility of new proposals and how they will be viewed in relation to existing built and natural features. Findings should be presented in Design Statements or supporting Landscape and Visual Assessments and follow the approaches set out by the Landscape Institute and Institute of Environmental Management and Assessment. This process should identify all the views within the landscape or townscape from a range of distances and orientations from the proposed development and take into account how this will be viewed by people. Vantage points that should be assessed include popular hill tops, paths and greenspaces, visual corridors along streets and roads, bridges and residential neighbourhoods. See page 21 for technical information and requirements. The importance of on site assessment Visual representation of development proposals visual impact of development in the field by planning through use of 3D digital modelling, line drawings and officers and members of the Planning Committee. photomontages provides a useful tool to consider the
18 Technical guidance
Site appraisal These drawings and images illustrate some of the ways a site can be appraised—in this case the gap site next to the City Art Centre. Information like this helps build up an understanding of a site—it does not prescribe the way it must be developed. Site shaded by Views to site from Princes tall buildings St Gardens, Roof of Princes to south, east Mall & North Bridge Site sheltered and west by buildings to west t es w o Site sits within herringbone t t eas pattern of Old Town streets om and closes Sun path fr
Prevailing wind
N N N 0 100m 0 50m 0 50m Buildings and routes Views to site Microclimate Variety of building heights— generally falling from east to west
Vertical Cockburn emphasis Street gable to windows on windows Site art centre
Market Site Street Station
Important nearby features Building heights and form Site section Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
19 Technical guidance
Landscape Character Technical checklist Determine the relevant study area in relation to the proposed development. Describe and categorise the surrounding landscape and townscape based on the predominant topography, land use, eras of settlement and patterns of form, scale and enclosure. Refer to existing sources of information as necessary Identify sensitive receptors such as designated sites, listed buildings and scheduled sites, existing trees and woodland. Provide a succinct written appraisal assessing the landscape/townscape effects of the proposal. Quantify and evaluate change to character by considering how aspects of the proposal relate to its surroundings and whether change will weaken or enhance existing character. Where relevant incorporate design mitigation measures. Additionally, designed landscapes will require an historic landscape assessment to be provided.
Links Lothians Landscape Character Assessment (1998). Edinburgh Landscape Character Assessment (2010) Historic Scotland – Conservation Plans – A Guide to the Preparation of Conservation Plans (2000) Right A range of documents and techniques can be used when preparing landscape character assessments
20 Technical guidance
Visual Assessment The Landscape Institute’s ‘Guidelines for Landscape and Visual Impact Assessment’ sets out the recognised approach. It should be read in conjunction with the Landscape Institute Advice Note 01/11—Photography and Photomontage in Landscape and Visual Assessment. As part of visual assessment the impact on Edinburgh’s key views needs to be assessed. While there is overlap, this needs to be considered separately from the impact upon the setting of historic buildings. See City skyline and views (page 22). Protecting new views Limiting the height of buildings to maintain a view The requirements set out in the technical checklist The view from Edinburgh Park Station towards The height of buildings in the Bio-Quarter has been should be confirmed and agreed at an early stage. Arthur’s Seat & the Castle has similar qualities to the limited to maintain views towards the Edmonstone view towards the Castle from Carrick Knowe railway ridge. This helps to reinforce the landscape setting of Technical checklist footbridge. It should be protected. the city by providing visual containment contributing to Map the site’s visual envelope or prepare a computer the sense that Edinburgh is a compact city. generated Zone of Theoretical Visibility (ZTV). Identify viewpoints representing different visual receptors, from a range of distances and orientations from the proposed development. Any relevant protected views may be included. Prepare baseline site photography using equivalent of a 50mm focal length, usually set at 1.8m level Present the proposals alongside baseline photography, by means of an accurately constructed 3d CAD model, including ‘wire line’ views and rendered photomontages. ‘Before’ and ‘after’ views should enable direct comparison in the field, and should therefore be printed at the appropriate perspective, resolution and size with details recorded on the title block. N Provide a written appraisal assessing the visual 0 5km effects of the proposal, and where relevant Protecting an incidental view Zone of theoretical visibility incorporate design mitigation measures. Although the glimpsed view to Edinburgh Castle from Use of computer generated mapping to determine a the West Port is not a key view, care should be taken to site’s zone of theoretical visibility i.e. the area across protect it. Limiting the height of buildings to maintain which a proposed development may have an effect on a view visual amenity, can inform the selection of viewpoints for visual assessment.
21 Context and design City skyline and views Key views The mechanism for protecting the views 1.3. City skyline and The topography of Edinburgh has shaped has evolved from a study of key views the way the city has evolved. The setting and skylines undertaken for the Council. views of the city, between the open hills and the Essential to implementing the guidance is Conserve the city’s skyline, by protecting Firth of Forth, and the impact of volcanic an understanding of the concept of ‘sky views to landmark buildings and topographical hills and ridges which define the built form, space’. Sky space is the space around the features. together create a very strong sense of place. city’s landmark features that will protect This sets up views to and from many key their integrity. Once the sky space is ‘pierced’ Identify, analyse and retain other important features around the city and allows the city by a development, it has started to impact views in relation to new development. to be defined by its topography rather than on a key view. Although there is a general the height of its buildings. The way buildings presumption against breaking the sky space, have used the topography of the city also if a development can demonstrate that it defines what is special about Edinburgh; the adds to the city’s skyline in a positive way distinctive and contrasting patterns of the Old and enhances the character of the city, it and New Town are recognised in the World will be supported subject to it meeting other Heritage Site status. In order to protect this relevant policy considerations. It should also aspect of Edinburgh’s character, the city’s be noted that a development can have an most striking visual features and views to adverse effect on the skyline, not by breaking them from a number of public vantage points it, but through being too large in its built form are identified. The landmark features which or by failing to recognise the importance of are to be protected include: rooftop detailing and modulation. Technical guidance is provided on the following page. • The Castle, Castle Rock and Tolbooth St John’s Spire Other important views • Calton Hill It is important that other views to landmark • The Old Town spine features and important views to landscape • Arthur’s Seat and the Crags and built features including statues and • The New Town monuments in and around the city are also • Coastal backdrop and Firth of Forth protected. • Open Hills New views can be incorporated within new • The Forth Bridges development. The Section on Incorporate • St Mary’s Cathedral Spires Policy References existing views (page 36) sets out the Council’s • Fettes College Edinburgh City Local Plan - Des 3a, Des 10, Env 1 expectations. Rural West Edinburgh Local Plan - E41 • Craigmillar Castle etc. Edinburgh Local Development Plan - Des 4, Des 11, Env 1
22 Technical guidance
Assessing the impact on key views which similar development could have an adverse • Wind safety (turbulence, suction, lift) The bottom of the sky space can be measured and is effect. An assessment of the suitability of these • Thermal comfort (Wind chill) calculated from Ordnance Datum, so once the height or any other proposed locations for high buildings, • Noise level of any proposed development is known, it will be in terms of their contribution to the strategic • Air quality possible to assess its impact on any feature by the development of the city, will be required. • Streetscape aesthetics (impact of any mitigating measures). extent to which it pierces the bottom of the sky space. Key views that are to be protected are set out on the • Photomontages showing the impact of the following pages. These are to be kept under review. Each feature listed has different sky space around it proposal on key views. depending on the nature of the feature. The amount The design of any high building must be of exceptional • A helium balloon test may be required, where of sky space around a feature will be sufficient, not quality and it must demonstrate an understanding of the true height of the building is described by a just to protect a view of the feature, but to protect its APPENDIXits context and 3 impact if it is to be considered. The series of markers attached to a cable suspended context or setting. In some cases, the sky space can application should be accompanied by: by a balloon filled with helium, so that a true be accurately defined, while in others it will be more a understanding of the impact in the surrounding • Sight and height levels. matter of judgement. Views to the landmark features TopographyAPPENDIX 3 considerations area can be gained. • An analysis of the context including a strategic from any key view are in the form of view cones. The • A statement demonstrating that there is an justification for the proposed location. diagram to the right illustrates how view cones take understanding of the impact of the development Topography• Environmental considerations modelling that addresses pedestrian account of topography and how proposals in different and showing how the development enhances its wind safety issues related to: parts of the view cone might impact on a particular context. view. • Wind force (relative velocities related to a base line study of surrounding area) Impacts on key views will vary depending on the nature of what needs to be protected in the key view itself, the location of the proposal and its height and form. Explaining in detail all circumstances in which the key views can be affected is beyond the scope of this guidance. However, it is possible to highlight some issues; • Some areas are more sensitive to even small increases in height in relation to existing development due to their prominence in key views and exposure to sky space. An example of this is development in the area between Princes Street and Queen Street, where even the addition of an extra storey could impact upon views. • In other areas, there may be scope for taller buildings but care needs to be taken that impacts on key views are fully considered. For example, some parts of the Port of Leith may have the The concept of view cones and sky space sky space around a landmark building or feature. Note capacity for buildings which exceed building heights This diagram shows that depending on a building’s that the sky space sits to the side, above and below the typical of the immediate context. However, these Diagramposition, showsits height how andproposals the topography in different surrounding, parts landmark of the feature.view cone might impact on elements of a building (here shown in red) can sit in the areas may be very near parts of the docks within a particular view. Diagram shows how proposals in different parts of the view cone might impact on a particular view. 23 Map © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
W10
E12
N 0 1km
24 Technical guidance
List of Key Views in the North, West, East W4a Corstorphine Hill - Calton Hill and New Town Monuments S4a Craiglockhart Hills - St Mary’s spires W4b Corstorphine Hill, south east end - Castle and Arthur’s Seat S4b Wester and Easter Craiglockhart Hills - Castle and Hub spire and South of the City W5 Corstorphine Road, south of Zoo - Castle & St Mary’s spires S4c Wester Craiglockhart Hill - Salisbury Crags N1a Carrington Road - Arthur’s Seat W6a Carrick Knowe railway footbridge - Corstorphine Hill S4d Wester Craiglockhart Hill - Arthur’s Seat and sea N1b Carrington Road - Charlotte Square dome, Castle & Hub spire W6b Carrick Knowe railway footbridge - St Mary’s spires S4e Craiglockhart Hills - Pentland Hills N2a Inverleith Park - Arthur’s Seat W6c Carrick Knowe railway footbridge - Castle S5 Braidburn Valley Pentland Hills N2b Inverleith Park - Charlotte Square dome, Castle & Hub spire W6d Carrick Knowe railway footbridge - Arthur’s Seat S6 Braid Hills Drive West - Castle, Hub spire & Barclay Church N2c Botanic Gardens, west gate - along Arboretum Place to Castle W6e Carrick Knowe - Pentland Hills spire N2d Inverleith Park - St Mary’s spires and west Edinburgh skyline W7a Saughton Road south of railway bridge S7a Braid Hills Drive East - Castle, Hub spire & distant mountains N3a Botanic Gardens - Arthur’s Seat W7b Saughton Road, south of railway - Castle and Hub spire S7b Braid Hills Drive, east end - Calton Hill N3b Botanic Gardens, in front of Inverleith House - Castle, Hub W7c Playing field east of Broomhouse Community Centre - S7c Braid Hills Drive, east end - the sea spire and Charlotte Square dome Arthur’s Seat S7d Braid Hills Drive, east end - Arthur’s Seat and Salisbury Crags N3c Botanic Gardens - Pentland Hills W8 Longstone - Pentland Hills S7e Braid Hills Drive, east end - Pentland Hills N3d Botanic Gardens, in front of Inverleith House - St Mary’s W9 Sighthill and Broomhouse - Pentland Hills S8a Buckstone Snab - Castle, Firth of Forth and distant hills spires E1a Pleasance - Salisbury Crags S8b Buckstone Snab - the sea N4a Eildon Road - Arthur’s Seat E1b Pleasance Calton Hill S8c Buckstone Snab - Arthur’s Seat N4b South Fort Street - Salisbury Crags E2a Salisbury Crags, south side - Pentland Hills S8d Buckstone Snab - Corstorphine Hill N4c Newhaven Road and Warriston Path - Calton Hill E2b Salisbury Crags, Radical Road - St Mary’s spires, Castle, Hub S9 Liberton Drive along Alnwick Hill Road to Arthur’s Seat N5a Pilrig Park and Pilrig Street - Arthur’s Street spire S10a Liberton Cemetery - Arthur’s Seat and Salisbury Crags N5b Pilrig Park - Calton Hill E2c Salisbury Crags, Radical Road - Corstorphine Hill S10b Junction of Liberton Brae and Kirkgate - Castle N6a Ferry Road & Merchant Maiden Playing fields - Arthur’s Seat E2d Salisbury Crags, Radical Road - Calton Hill S11a Old Dalkeith Road, by Craigmillar Castle - Castle N6b Ferry Road at Merchant Maiden Playing Fields - Castle, Hub E3 Queen’s Drive - Calton Hill S11b Old Dalkeith Road, by Cameron Toll - Salisbury Crags spire and Charlotte Square dome E4a Queen’s Drive, Powderhouse Corner - St Mary’s spires S11c Old Dalkeith Road, south of Cameron Toll - Arthur’s Seat and N6c Ferry Road at Merchant Maiden Playing Fields - St Mary’s E4b Queen’s Drive, Powderhouse Corner - Castle and Hub spire Salisbury Crags spires E5 Holyrood Park, Whinny Hill, Lonw Row - Calton Hill S12a Craigmillar Castle - Inchkeith Island N7a Ferry Road at Goldenacre - Arthur’s Seat E6a Holyrood Park, Meadowbank Lawn - Castle and Old Town S12b Craigmillar Castle, upper battlements - Castle and Hub spire N7b Ferry Road at Goldenacre - Salisbury Crags E6b Holyrood Park, St Anthony’s Chapel - Castle and Old Town S12c Craigmillar Castle - Salisbury Crags N7c Ferry Road at Goldenacre - Pentland Hills E6c Holyrood Park, Meadowbank Lawn and St Anthony’s Chapel S12d Craigmillar Castle - Arthur’s Seat N7d Ferry Road at Goldenacre - St Marys’ spires - Calton Hill S13a Lanark Road, Dovecot Park - St Mary’s spires N7e Ferry Road opposite Clark Road and Eildon Street - Castle and E7a Holyrood Park, Dunsapie Loch - the sea S13b Lanark Road, Dovecot Park - Castle and Hub spire Old Town skyline E7b Holyrood Park, Dunsapie Loch - Inchkeith Island S14a Clovenstone Community Woodlands - Corstorphine Hill N8 Newhaven Road and Victoria Park - Arthur’s Seat E8 London Road, Meadowbank - Calton Hill S14b Clovenstone Community Woodlands, west side - St Mary’s N9 Constitution Street, north end - Calton Hill monuments E9a Lochend Park, upper level and Lochend Road South - Arthur’s spires N10a Inchkeith Island, Arthur’s Seat - Arthur’s Seat, Inchkeith Seat S14c Clovenstone Community Woodlands, west side - Castle and Island E9b Lochend Park - Arthur’s Seat and Salisbury Crags Hub spire N10b Leith Docks - Calton Hill E9c Lochend Park, upper level - Calton Hill S14d Clovenstone Community Woodlands - Pentland Hills N11a Leith Docks - Arthur’s Seat E10 Easter Road - Salisbury Crags S15 Captain’s Road - Pentland Hills N11b Leith Docks - Calton Hill and Hub spire E11 Seafield Road, Craigentinny - Arthur’s Seat S16a Hyvots Bank, Gilmerton Dykes - Castle and Hub spire N12a Leith Docks, west end - Castle and Hub spire E12 Magdalene Field - Arthur’s Seat S16b Gilmerton Dykes Street - Arthur’s Seat and Salisbury Crags N12b Leith Docks, west end - Forth Bridge S1a Bruntsfield Place - Castle S17a Gilmerton Road, near junction with Ferniehill Road - Castle W1a Western Approach Road raised bridge - St Mary’s spires S1b Bruntsfield Links, south side - Castle and Hub spire W1b Western Approach Road raised bridge - Castle S1c Bruntsfield Links and Meadows - Arthur’s Seat & Salisbury S17b Gilmerton Road - Salisbury Crags W1c Western Approach Road raised bridge - Arthur’s Seat Crags S17c Gilmerton Road - Arthur’s Seat W2a Queensferry Road, west of Craigleith Road junction - Castle S2a Blackford Hill crest - Castle, spires and Firth of Forth S18a Junction of Old Dalkeith Road and Ferniehill Road and and Arthur’s Seat S2b Blackford Hill, Royal Observatory - Castle, spires & Firth of Moredun Park Road - Castle and Hub spire W2b Queensferry Road, west of Craigleith Road junction - St Forth S18b Moredun Park Road - Arthur’s Seat and Salisbury Crags Mary’s spires S2c Blackford Hill - the sea with Inchkeith Island S18c Ferniehill Road, east end - Pentland Hills W3a Telford Road, east of old railway bridge - Arthur’s Seat S2d Blackford Hill - Arthur’s Seat and Salisbury Crags S19 A68, near Wester Cowden - Castle, Hub spire and Old Town W3b Telford Road, near old railway bridge - Castle and Hub spire S2e Midmar Drive - Arthur’s Seat and Salisbury Crags S20 A68, near Wester Cowden - Arthur’s Seat W3c Telford Road, old railway bridge - St Mary’s spires S2f Blackford Hill Crest - Corstorphine Hill W3d Telford Road - Pentland Hills S3 Colinton Road - St Mary’s spires
25 Technical guidance
List of Key Views in and around the City Centre C1a Castle Ramparts - Calton Hill C1b Castle Ramparts - Inchkeith Island C1c Castle Ramparts - Arthur’s Seat C1d Castle Ramparts - Pentland Hills C2a Camera Obscura - Calton Hill C2b Camera Obscura and Castle Esplanade - Pentland Hills C2c Junction of Ramsay Lane and Castlehill - Firth of Forth C3a North Bank Street - Corstorphine Hill C3b Milne’s Close - Firth of Forth C4a Royal Mile, Lawnmarket - the sea C4b Royal Mile, North/South Bridge junction - the sea C5a North Bridge - Calton Hill C5b North Bridge - Firth of Forth C5c North Bridge - Salisbury Crags C6 Jeffrey Street and Cranston Street - Calton Burial Ground monuments C7a Waterloo Place and Regent Terrace - Arthur’s Seat and Salisbury Crags C7b Carlton Terrace Tron spire - along Regent Terrace C7c Royal Terrace, east end - Greenside church tower C8a Calton Hill - Arthur’s Seat and Salisbury Crags C8b Calton Hill - Pentlend Hills C8c Calton Hill - Castle, Hub spire, St Giles crown and Tron spire C8d Calton Hill - along Princes Street C9 Waterloo Place and Princes Street - St Mary’s spires C10 Waverley Bridge - Castle and National Gallery C11a Junction of Queen Street and North Castle Street - east along Queen Street C11b Junction of Queen Street and Dublin Street - west along Queen Street C11c Dublin Street - east along Albany Street C11d Junction of George Street and Frederick Street - east to St Andrew Square column C11e Junction of George Street and Frederick Street - west along George Street C12 East half of George Street - Firth of Forth Central C13 George Street at Charlotte Square - Firth of Forth C14 Princes Street - Calton Hill C15 Queensferry Street - along Melville Street to St Mary’s spires C16a Dean Bridge - north to Rhema church tower C16b Dean Bridge - Firth of Forth C16c Dean Bridge south-west view C16d Dean Bridge - Corstorphine Hill and Dean Gallery towers C17 West Maitland Street - along Palmerson Place C18 Queensferry - Road Fettes College
N 0 500m
Map © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420. 26 Context and design Coordinate development A comprehensive approach to development 1.4. Coordinate is important if well designed and cohesive networks of streets and spaces (including the development green network (ppage 72 are to be created. It Have a comprehensive approach to is particularly important on sites which could development and regeneration. be big enough to become neighbourhoods in their own right. Comply with development frameworks or It is also important with smaller master plans that have been approved by the developments where there is a possibility Council. that neighbouring sites will be developed in the future. Here, applicants may be On larger sites, prepare and adhere to master asked to demonstrate sketch layouts of how plans that integrate with the surrounding neighbouring sites could be developed. This network of streets, spaces and services. will help ensure that the future development of neighbouring sites is not compromised. On smaller sites, make connections to surrounding streets and spaces It is expected that proposals will comply with the principles established in Designing Integrate new developments with the Green Streets. It requires that streets must consider Network place before movement—a key part of establishing suitable urban layouts. An important aspect of this is to create streets and spaces that reflect the unique character and distinctiveness of Edinburgh. The Council wants new development to provide streets and spaces that are attractive for all potential users of them. Opportunities for travel should be prioritised in the following order: walking, cycling, public transport then car. Maintaining development potential This new tenement housing development will allow Part two of Designing Streets contains the neighbouring land and buildings including the a useful table which summarises key drive through restaurant to be redeveloped in a similar considerations for street design. This should pattern. This will help create a cohesive network of Policy References streets. Edinburgh City Local Plan - Des 2, Des 4 be referred to when designing layouts. Rural West Edinburgh Local Plan - E 41, E42 Edinburgh Local Development Plan - Des 2, Des 7
27 Context and design Coordinate development
New cycle routes A new cycle route helps connect © Guthrie Aerial Photography and City of at West Granton Road Edinburgh Council—Economic Development Unit. this development into the wider area. It is designed Used with permission. so that in the future, new development can overlook it. This is important to help make the route safe.
Creating a masterplan and following it A series of master plans and frameworks were created to guide the development of the former industrial land and gas works site at Granton (pictured above). This allowed infrastructure like roads, cycle routes, avenues, parks and squares to be put in place early. All the new buildings that have followed have fitted into this structure. This means it is likely that the aims of the master plans of creating a high quality new district for the city will be met. In addition, this development contains a mix of uses. These include housing, a new college, supermarket, and This new housing at Saltire Street in the master planned The office at Waterfront Avenue has a square in front business space. Mixing uses within new development area has a view to the sea and the space for a future public transport hub. sites helps them to become more interesting, vibrant and sustainable places. This is because people will use them throughout the day and night and because greater mix of uses helps create more sustainable transport options.
28 Context and design Coordinate development
N N N 0 50m 0 50m 0 50m Shared surface for new student housing—Boroughloch Making connections to roads and cycle routes— Bridge for pedestrians and cyclists—Westfield Avenue Because there is very little need for car parking and Paddockholm This new bridge connects the development to the Water therefore access for cars, this development was able This development was built on the site of a former of Leith Walkway and areas beyond. to be designed around a shared surface street. Due suburban station. It makes connections to the cycle to the limited amount of vehicles and since it is well route and road at either end of it. overlooked, it is attractive for pedestrians and cyclists. Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
29 Context and design Coordinate development
N N N 0 50m 0 50m 0 50m Shared surface in housing—Cakemuir Gardens. Pedestrian route in the city centre—Multrees Walk Connections outside the city centre—Brandfield St. The houses come right up to the edge of the carriageway. This shopping and office development creates an An important new connection has been made through The tight space that results means that motor vehicles attractive street. The shops and little square within it the former brewery site. It is made as accessible as have to move around slowly. This helps make the space make in an interesting space to pass through. The Council possible through the inclusion of the ramp. Landscape safe for pedestrians and children playing. will seek more routes like this where opportunities arise. and overlooking contribute to its attractiveness.
Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
30 Context and design Density 1.5. Density Increased density can be achieved on sites where the surrounding density is lower provided that:
• there is a strong urban design rationale for the increase in density; and,
• the increased density would not have adverse impact on neighbouring amenity.
Density in suburbia side where houses are terraced and semi detached as In these examples, the street layout is similar. The left opposed to all detached houses. The right hand layout hand example has fewer houses and so is less dense. is more likely to help sustain services like shops since The Council encourages the approach on the right hand there will be more people to use them.
High density development helps Edinburgh is particularly important in Victorian and be a compact and vibrant city. Having higher Edwardian villa areas. Here the form of densities allows land to be used more any new building and its positioning should efficiently, helps regeneration and minimises reflect the spatial characteristics, building the amount of Greenfield land being taken forms and heights within the area. Back-land for development. Higher densities also help development must be designed to ensure maintain the vitality and viability of local that any proposed building is subservient to services and facilities such as schools and surrounding buildings and it does not have an local shops, and encourage the effective adverse impact on spatial character. provision of public transport. The appropriateness of high density housing New development should achieve a density to a particular site will depend on site context Policy References that is appropriate to the immediate site and on the way in which the development Edinburgh City Local Plan -Hou 4 conditions and to the neighbourhood. This addresses the issues of open space, (including Rural West Edinburgh Local Plan - E41, E42, E44 Edinburgh Local Development Plan - Hou 4
31 Context and design Density
Terraced housing—Wauchope Terrace Mixing houses and flats—Fala Place Flats in villa areas—Succoth Place Terraced housing is one way of delivering houses with Having a mix of houses and flats, helps create a good These flats integrate well into an existing villa area due front doors and back gardens that makes efficient use range of dwelling types—which is good for social to their scale and refined architectural design. of land. sustainability—and makes good use of land. impacts on landscape character and trees), building types like colony housing, or terraced facilities, including immediate access to unit mix, daylight, sunlight, privacy, outlook, housing could be inserted into some low public transport network (i.e. within 500m house type, car parking requirements, waste density low rise areas without adverse impact of development). The map on the following management and the design and site layout on amenity or character. There can be a page illustrates where these areas are within of the development itself. Density should be a rationale for a modest increase in building Edinburgh. product of design, rather than a determinant heights (and density) at nodes like transport In new suburban developments, the Council of design. Where there is a failure to meet intersections of arterial and other significant encourages the efficient use of land and a the Council’s expectations in relation to these roads as the change in height can help signal mix of housing types. Introducing housing factors, this would indicate that the proposed the importance of the location and assist types like flats, colonies, 4 in a block, terraces, density is too high and that the quantity of navigation. mews houses and townhouses for example, development on the site should be reduced High density development is encouraged can help to increase densities on sites that or the design re-configured. where there is, or it is proposed to have, are otherwise conceived for detached and Where appropriate, higher density low rise good access to a full range of neighbourhood semi-detached housing.
32 Technical guidance
Public transport accessibility levels map
Key
The public transport accessibility level (PTAL) is measured by taking account of the distance from any point to the nearest public transport stop, and service frequency at that stop. The higher the score, the greater the level of accessibility. The map above should be considered when identifying opportunities for higher density development. It can be found on © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number the Council’s Local Development Plan GIS viewer 100023420. by clicking accessibility in the other information section of the legend.
Density measurements Development Site + Roads Area - measured to middle If calculating dwellings per hectare, this should be In order to ensure a consistent approach across the of road or other route bounding the site. done by dividing the number of dwellings on site by city, built density will be measured as follows: the Development Site + Roads Area. Net Floor Area - the internal area of a building Gross Floor Area (GFA)—measured to exterior surface measured to the interior surface of external walls of external walls and including all internal features e.g. including internal walls and partitions but excluding stairs. communal features such as stairs. Gross Building Footprint Area (Footprint)—The GFA of These figures should all be provided in square metres the ground floor. (m²). These will allow a number of simple calculations to be made which will allow comparisons to be drawn Development Site Area - site boundary or where with other developments within the city. applicable measured to heel of pavement.
33 Technical guidance
Stockbridge colonies Marchmont tenements Lochrin Place tenements 115 Dwellings / ha 99 Dwellings / ha 164 Dwellings / ha 0.96 GFA / site area 1.32 GFA / site area 1.89 GFA / site area 0.34 Footprint / site area 0.33 Footprint / site area 0.35 Footprint / site area 2.8 Average number of storeys 4 Average number of storeys 5.3 Average number of storeys 0.5 Car parking / dwelling 0.8 Car parking / dwelling 1 Car parking / dwelling 179m² GFA per car parking space 170m² GFA per car parking space 115m² GFA per car parking space
N N N 0 100m 0 100m 0 100m Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
34 Technical guidance
Westfield Margaret Rose Avenue 21st Century Homes - Gracemount 172 Dwellings / ha 23.6 Dwellings / ha 69 Dwellings / ha 1.23 GFA / site area 0.43 GFA / site area 0.65 GFA / site area 0.24 Footprint / site area 0.20 Footprint / site area 0.23 Footprint / site area 5 Average number of storeys 2.1 Average number of storeys 2.9 Average number of storeys 0.4 Car parking / dwelling 1.7 Car parking / dwelling 0.8 Car parking / dwelling 165m² GFA per car parking space 106m² GFA per car parking space 119m² GFA per car parking space
N N N 0 100m 0 100m 0 100m Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
35 Context and design Incorporate existing views This is particularly important in public areas, circumstances where views can be provided 1.6. Incorporate such as streets, squares and open space. for new development and will be seen as contributing positively to the amenity of the Sometimes a view might not be apparent on existing views development. Such circumstances include a site, for example because there is a building Where views to interesting or landmark sites where it is unlikely that the view can be in the way. Site analysis will help establish features exist, incorporate them into new interrupted by subsequent development and whether a new view can be made. If it can, it development. where the view is to a landmark feature. should be incorporated into the design. The height and massing of buildings can have Private views are not generally protected a significant impact on views. The section on through the planning system. height and form contains specific guidance on Notwithstanding this, there are some this matter.
View to Craigmillar Castle—Castlebrae Wynd The street is lined up to create the view to the castle.
Policy References Edinburgh City Local Plan - Des 3 b) Publicly accessible view Creating new views— Jackson’s Entry off Canongate Rural West Edinburgh Local Plan - E 41, E42 A publicly accessible view to Edinburgh Castle was Views to Salisbury Crags are framed by the retained Edinburgh Local Development Plan - Des 3 created from the roof level of the Museum of Scotland. historic buildings and the new development that resulted from the masterplan.
36 Context and design Incorporate natural & landscape features Existing landscape features can contribute need to protect wildlife habitat. For example 1.7. Incorporate natural strongly to the quality of new development. the south side of the Union Canal is of Wherever possible these should be integrated particular habitat value and care should be & landscape features into the design. The Council will take taken to ensure protection of its biodiversity Respond to existing variations in landform. particular interest in the retention of historic value. Similarly, the biodiversity of the Water features and existing habitat. of Leith benefits from a lack of public access Protect and incorporate existing trees that are to some of its banks. Watercourses should be addressed positively worthy of retention into the design of new by incorporating them into accessible green The design of the urban edge should form development. networks, and ensuring security through a clear transition between the urban area natural surveillance and appropriate design and surrounding countryside. The retention, Retain and incorporate other existing natural such as active frontages. Waterside sites can enhancement and integration of existing features into the design to retain local identity, present an unique opportunity for innovative trees, shelterbelts and hedgerows helps landscape character, and optimise amenity. design. integrate development with the character of the surrounding countryside and provide Address the coastal edge and watercourses In some instances, public access is opportunities to extend habitat networks. positively. inappropriate in some areas because of the See section on TTrees (page 83) De-culvert watercourses and integrate them with the site layout and function.
Define the urban edge to conserve and enhance the landscape setting and special character of the city.
Policy References Retaining trees Integrating trees—Glasgow Road Edinburgh City Local Plan - Des 3b), Des 5c), Des 8, Des 9 New mature trees were planted alongside this retained Trees from the former Gogarburn Hospital site were Rural West Edinburgh Local Plan - E26, E27, E28, E29, E41, tree in the Grassmarket. carefully integrated into the development E42 Edinburgh Local Development Plan - Des 3, Des 9, Des 10
37 Context and design Incorporate natural & landscape features Where suitable landscape features do Landscape can contain archaeology that not exist it may be necessary to create a should be needs to be protected and substantial woodland edge. These should enhanced. provide the necessary space for native woodland habitat to achieve maturity and accommodate multi-user paths and links to the wider countryside. In some situations, where new residential and civic architecture will enhance the townscape, or the urban edge adjoins recreational facilities or greenspace, a permeable edge of parkland trees may be considered. Topographical features such as ridges Archaeological Interpretation and valleys also combine to provide New connections—Westfield Avenue The archaeological remains of the Flodden Wall are As well as providing an attractive frontage to the Water natural barriers, which can help to direct below these markings in the hard landscape of the of Leith, this development provides a new footbridge development to the most appropriate Grassmarket. Their retention helps the understanding over it. This greatly improves access within the area. locations whilst contributing to the setting of the history of the city. and identity of the city.
A soft edge between development and landscape A strong edge between development and landscape Frontage onto the Union Canal—Fountainbridge By creating ‘fingers’ of buildings, landscape can be Where development forms a strong urban edge it is As well as providing mooring space and so promoting brought into the development, blurring the edge important to create an equally robust landscape edge. the Canal’s recreational use, the development at the between the two. end of the Canal provides an attractive frontage with bars and restaurants facing onto it.
Image to be replaced with same 38 development showing bridge Context and design Incorporate existing built features Where there are known or suspected 1.8. Incorporate archaeological remains, evaluation surveys and desk top studies should be carried existing built features out, in consultation with the Council’s Incorporate existing buildings and boundary Archaeological Service. The evaluations may elements (even if they are not listed or in a highlight features to be considered in any conservation area) where they can contribute design proposal and the formulation of future positively to new development. mitigation strategies. Where possible, it will be important to allow public access and Reusing an existing building—East Market Street Re-use elements from existing buildings, interpretation of these features. The shell of this building was transformed into a gallery. particularly where there is an historical interest.
Protect and enhance existing archaeology
Incorporating a boundary wall—Hart Street Transforming a building’s use—Anderson Place This stone wall was re-used and incorporated into the This bond building was transformed into flats new house
Policy References Edinburgh City Local Plan - Des 3b), Des 5c) Boundary walls in villa areas—Newbattle Terrace Reusing building materials—Holyrood Road Rural West Edinburgh Local Plan - E41, E42 Boundary walls are extremely important to the character Stone from the partially demolished Queensberry Edinburgh Local Development Plan - Des 3, Des 8, Env 8, and appearance of villa areas. The size and number of House was used in the walls in the exterior of the Env9 new openings to them should be minimised. Scottish Parliament
39 Context and design Incorporate existing built features
40 Designing buildings Incorporate existing built features 2. Designing buildings This chapter sets out the Council’s expectations for how features within the built form relate to its setting. The overall composition of streets is shaped by how individual buildings work together, creating the unique visual character through repetition, variety and focal points within the street scene.
The key aims are for new development to: • Have a positive impact on the immediate surroundings, wider environment, landscape and views through its height and form, scale and proportions, materials and detailing, positioning of the buildings on site, integration of ancillary facilities and amenity of occupiers.
• Repair the urban fabric, establish model forms of development and generate coherence and distinctiveness where the surrounding development is fragmented or of poor quality.
• Achieve high standards of sustainability in building design, construction and use and be adaptable to future needs.
• Support social sustainability by designing for different types of households.
• Address the street in a positive way, to create or help reinforce sense of place, urban vitality and community safety.
41 Designing buildings Height and form The Council wants new development to 2.1. Height and form integrate well with existing buildings and Match the general height and form of buildings spaces. This means new buildings that are prevailing in the surrounding area. clearly higher than their neighbours should be avoided. This helps protect the visual Where new developments exceed the height character of areas where there are uniform of neighbouring buildings ensure they enhance building heights. It also helps protect key the skyline and surrounding townscape. views. The height of the part of the building where Ensure new high buildings conform to the the external wall meets the roof (the eaves) section on CCity skyline and views (page 22) is at least as important to the perception of height as the height of the top of the roof (the ridge). This means that new buildings should sit within the form set by the eaves and ridge of neighbouring buildings. This is The right height—Fountainbridge particularly important in situations where The height of the modern building is very similar to its there are established building heights, for historic neighbour. This helps to integrate it into its example tenement streets, mews streets and surroundings. villa areas. Well-designed architectural features that rise above this height, and which would contribute to the visual interest of the city’s streets and skyline and not adversely affect key views, may be acceptable in exceptional circumstances. Existing high and intrusive buildings will not be accepted as precedents for the future. They should be replaced with more sensitively scaled buildings when their Too low?—Pitt Street Policy References redevelopment is in prospect. This recent development above could have been Edinburgh City Local Plan - Des 3 a), Des 10 The impacts of height in relation to improved if its eaves height had matched those of it Rural West Edinburgh Local Plan - E 41, E42 neighbours. The effect is that the building appears too Edinburgh Local Development Plan - Des 4a, Des 11 aerodrome safety should be considered. small.
42 Designing buildings Height and form
Making a new landmark—Gardner’s Crescent The height of the office is justified by it creating a landmark to highlight the end of the Union Canal which also serves to terminate views from Gardner’s Crescent. This situation is considered exceptional. Care has been taken to ensure that this building contributes positively to local skyline views with its three dimensional form - particularly at the top levels. It should be noted that Matching heights in villa areas Integrating into a street and key view this site is less sensitive than the example below where It is important that new buildings in villa areas have The set back of the upper floors and the materials the architecture of surrounding streets is much more similar heights to their neighbours. In this example, the chosen help integrate the buildings in the centre of the ordered. Note that landmarks do not necessarily need modern building in the middle of the image is designed image into view from the Castle Esplanade. to be high buildings. so that the height of its main walls matches the eaves heights of the buildings on either side.
A landmark for the wrong reasons—Walker Street Matching the height of existing mews—Circus Lane Villa—Merchiston Park The office tower has a negative impact on views from This newly built house matches the eaves and ridge The height and massing of this villa, which are similar to surrounding streets due to its inharmonious height & heights of the adjacent historic mews buildings. surrounding buildings, help to integrate it. form.
43 Designing buildings Scale and proportions 2.2. Scale and proportions Harmonise the scale of buildings including their size and form, windows and doors and other features by making them a similar size to those of their neighbours.
Where the scale of proposed new development is different to that of surrounding buildings, ensure there is a compelling reasoning for the difference. Modern development with a similar scale—Wester Matching height, proportions and form—Hopetoun Coates Gardens Crescent This villa has large windows which help to integrate The housing either side of the historic townhouses it with the scale of surrounding historic villas. The above has been designed to match the scale originally proportions of stonework help also. intended for this street.
A typical example of a difference in scale being problematic is where new tenements are located next to older stone built tenements. Often the windows on the new building are smaller and a different shape and because the floor to floor heights are lower than the older buildings there will be an extra row of windows. This adds up to create a visual mismatch that can erode the character of the area. In sensitive sites, floor to floor heights of new buildings should match their neighbours.
Where elevations have large projections or Windows too small? Policy References recesses, three dimensional views may be While the housing five storey tenement has the same Edinburgh City Local Plan - Des 3 a) eaves height it has much smaller windows than those Rural West Edinburgh Local Plan - E 41, E42 sought so that scale and proportions can be assessed. of neighbouring tenements. The small scale creates an Edinburgh Local Development Plan - Des 4 b) inharmonious relationship.
44 Designing buildings Position of buildings on site and in layout 2.3. Position of buildings on site and in layout Position new buildings to line up with the building lines of neighbouring buildings.
Where building lines do not exist, position new development to engage positively with streets and spaces and where the surrounding townscape character of the area is good, N N reflect it. 0 50m 0 50m Infill development in a tenement area: The wrong position Use the positioning of buildings to create The proposed building completes a block of development. Positioning large buildings (coloured red) in the rear of interesting and attractive streets and spaces This will allow active frontages to be placed onto streets villa plots can undermine the spatial character of the and allow private space for the development in the area. courtyard that is formed between the buildings.
In areas of the city where buildings do not line up (for example the Old Town), plans of the wider context are extremely useful in helping to determine how well the proposed position of buildings on site is likely to make a positive contribution to the spatial character of an area. N 0 50m Where back-land development would disrupt Infill development in a villa area: the spatial character of an area, it must be The proposed building (shown in red) is roughly the avoided. same size in plan as its neighbours and is positioned so that its frontage is the same distance from the road as Policy References Layouts should be designed to be attractive its immediate neighbours. Edinburgh City Local Plan - Des 3 a) for all users and particularly pedestrians and Rural West Edinburgh Local Plan - E 41, E42 Edinburgh Local Development Plan - Des 4 c) cyclists. Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
45 Designing buildings Position of buildings on site and in layout
N N N 0 50m 0 50m 0 50m Varied building positions—Cakemuir Gardens Creating contrasting spaces—South Gyle Courtyards—Brighouse Park Gait Varying the positions of the buildings in relation to the By positioning the flats and houses close together, Small groups of housing can be made to form courtyards street helps create an interesting sequence of streets this provides space for a green in the middle of the and spaces in the development—contributing to its development. This big space creates an interesting attractiveness as a whole. contrast with the streets around. Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
46 Designing buildings Position of buildings on site and in layout
Image courtesy of Steve Tiesdell Legacy Collection
N N N 0 50m 0 50m 0 50m 15m wide street—Woolmet Place A village green—Muirhouses Square, Bo’ness Space within a space—Dublin Street Lane North By integrating the parking into the street and having The houses are arranged to form a space that is similar The buildings are positioned to create a range of spaces small front gardens, the street has been made narrower to a village green. This can be used for residents for a that contrast with the ordered streets of the New Town than a typical suburban street. range of uses and has good visual amenity. surrounding the site. Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.
47 Designing buildings Position of buildings on site and in layout
Image © Tim Francey Image © Tim Francey Mews street—Donnybrook Quarter, London This development provides terraces at upper levels, allowing relatively high density housing to come close together and achieve good quality outdoor space Image courtesy of Steve Tiesdell Legacy Collection
N 0 50m A range of spaces—Accordia, Cambridge Image © Tim Francey Ordered frontage to Canal—Amsterdam In this development in Cambridge, the houses are placed These houses are arranged to provide an attractive 6m apart to create a mews street. Its narrowness means frontage to the Canal. The moorings provided are set that cars can’t be parked in the street so garages have out to allow a relatively continuous strip of habitat for to be used. This helps the street be more pedestrian wildlife. friendly and suitable for play. The images above right Image courtesy of Steve Tiesdell Legacy Collection show some of the open space within the development.
48 Designing buildings Position of buildings on site and in layout
1
3 2
Positioning trees carefully—Allerton Bywater, England New suburban developments Trees are integral part of this housing development, In new suburban developments it will be expected that lining streets throughout the development a range of different housing types will be provided and Image courtesy of Steve Tiesdell Legacy Collection that these will be laid out to give range of different types of streets and spaces. These should integrate with the hierarchy of the streets in the surrounding area. This layout shows that a range of different streets and spaces can be created using similar housing types: Squares (1), narrow streets with garages to the side (2) and mews streets (3) can all be created with standardised house 2 types.
Narrow street—Amsterdam Cars, cyclists and pedestrians are all taken account of in this narrow street. A key feature are the climbing plants which add visual softness. 1 3 Image courtesy of Steve Tiesdell Legacy Collection
49 Designing buildings Materials and detailing Materials are key to whether development 2.4. Materials and achieves sufficient design quality and detailing whether it is appropriate for its context. Edinburgh’s distinctive appearance is partly a Harmonise materials on new development result of the limited number of materials that with the materials used on surrounding are used in its buildings. Much of the city’s buildings. built heritage is characterised by sandstone buildings and slate roofs. Use sandstone where sandstone is the commonly used building material. Some parts of the city, like the Old Town, use a wider range of materials in addition Where alternative materials are used, these to these. In these areas there may be more should either harmonise or provide a striking scope to use alternative high quality materials contrast. than elsewhere. The reasoning behind the selection of Keep the number of materials on new materials should be set out in a design development to a minimum. High quality detailing and design—Circus Lane statement. Considerable attention to detail has helped create a Detail buildings to ensure they have a good The long term visual success of building very refined design. This building sets the standard for mews conversions within the city. visual appearance that lasts over time. materials can be heavily dependent on how they are detailed. Some materials are more Council’s technical expectations for building Protect and enhance biodiversity by likely to suffer from adverse weathering like materials. incorporating habitat structures into the staining. Where the Council thinks this might The choice of building materials may be a detailing of buildings. be the case, architectural detail drawings may condition of planning permission. be sought. On larger or more prominent schemes, Construction techniques are available to sample panels may need to be constructed incorporate habitat structures into the for approval. This is to demonstrate how the design of new buildings in order to increase proposed building materials fit together. biodiversity, for example bat and swift boxes. Further information can be found Section3.8. Hard landscape (page 91) sets out Policy References in ‘Biodiversity for Low and Zero Carbon the Council's expectations for materials in Edinburgh City Local Plan - Des 3 a) Buildings: A technical guide for new build.’ hard landscaped areas. Rural West Edinburgh Local Plan - E 41, E42 Edinburgh Local Development Plan - Des 4 d) The following pages set out in more detail the
50 Technical guidance
Stone Edinburgh’s grey-brown sandstone, and its distinctive blackening from pollution, without question forms the principal element in the city’s traditional character. Much of Edinburgh’s sandstone was hewn from local quarries that are now closed; most famously Craigleith but also at other quarries such as Hailes, Humbie, Ravelston, Binnie and Granton. It is expected that natural sandstone will be used as the main external building material in development where sandstone is the main material on neighbouring Sandstone in a villa area—Newbattle Terrace Where sandstone would be sought—Angle Park Ter. or nearby buildings or in the surrounding area. This Sandstone will be sought for new buildings in villa areas If the white painted building were to be demolished, is particularly important on facades that can be seen where the surrounding buildings are built of sandstone. the Council would seek a sandstone for its replacement from the street. given the site’s context of having sandstone buildings either side This principle applies in conservation areas but also to other areas of the city with stone buildings including prominent areas such as arterial routes. Scottish sandstone is still available from a few quarries, such as Clashach in Moray and Cullaloe in Fife, an excellent match for Craigleith stone. Pennine Sandstones – Crosland Hill can also provide suitable matches. Red sandstone, historically from the West of Scotland, contributes towards the city’s DNA. It has been used effectively to help integrate modern buildings into historic areas where red sandstone is already used. Granite is considered acceptable, where a contrast with surrounding buildings is appropriate (for example to emphasise important public buildings) and as a secondary element (for example on plinths where its Informatics Forum—Charles Street robustness and good weathering characteristics help Sandstone is built into vertically proportioned panels Modern use of stone in an historic context maintain the appearance of buildings) which are used to order the design of the elevations. At the Museum of Scotland (above) rigorous and The size of stone used should match that of nearby sculptural use of sandstone cladding provides the buildings. building with a striking contemporary aesthetic that responds positively to the surrounding historic context. Care needs to be taken with any proposal like this, that the detailing mitigates adverse weathering and staining.
51 Technical guidance
Cast stone and concrete Cast stone and concrete are acceptable where their uniform appearance is appropriate and where measures have been taken to avoid adverse weathering such as the build up of dirt, streaking and staining. It is important that there is a strong underlying reason for using cast stone or concrete rather than stone. One reason is that the design may be based around an idea of having very large or unusual shaped panels that would be very difficult to construct in single blocks of stone. Measures to avoid adverse weathering include: • Architectural details which control the water run-off from a facade in ways which enhance the weathering characteristics; • The specification of the surface finish; • The inclusion of sealants to the surface. Like concrete, cast stone is manufactured with aggregate and a cementitious binder. Its appearance A mixture of cast stone & natural stone—Morrison St. In-Situ Concrete—Museum of Scotland is intended to be similar to natural stone. Unlike Cast stone was used at high level on the drum shaped This concrete is used to sculptural effect on the museum naturally formed stone, which tends to be visually part of the building while natural stone was used at low building rich, blocks of cast stone appear alike. This can look level on the corners. dull in comparison with natural stone. This effect is emphasised over time when typically cast stone will weather in a more uniform way than similarly detailed natural stone. Further information about pre-cast concrete cladding can be found at www.britishprecast.org.
Concrete used sculpturally—Horse Wynd Textures created with concrete—Princes Street The sculptural potential of concrete is exploited in Concrete panels with textured surface treatment are the Parliament wall with the patterned surface and used on this recent building on Princes Street. integration of lights
52 Technical guidance
Cladding High quality metal cladding may be acceptable in some historic environments where there is already a range of building materials. It may also be acceptable where overt contrast is sought and considered appropriate. Appropriateness depends on the quality of the finish and detailing as well as the character of the surrounding environment—so while high quality metal cladding might be acceptable in some locations in the Old Town, it is less likely to be acceptable amongst the palatial frontages of the New Town. The surface finish of the cladding should be raw or treated metal which does not have a coating. The fixings of any cladding should be hidden. There are a range of cladding materials and ways in which these can be constructed. Metal cladding can provide buildings with a striking contemporary appearance however if used inappropriately can have a Using zinc to provide striking contrast—Infirmary St. Aluminium—Simpson Loan negative visual effect. The zinc cladding combined with the modern building Multi-toned anodised aluminium cladding provides a Resin and cement based panels can be used on form provides a positive contemporary contrast to the striking and positive contrast to the historic buildings less sensitive sites and where their use is limited or historic former Infirmary Street Baths building. making the distinction between new and old very clear. will have a minimal visual impact. Because of their poorer visual characteristics in comparison with metal claddings like anodised aluminium, stainless steel and zinc—these should be avoided in conservation areas including those with villas. Where resin based panels are used as cladding, synthetic prints which aim to emulate wood should be avoided. These are not considered to have as positive a visual effect as natural timber.
Too many materials? High quality detailing—Sighthill Court The cladding, blockwork and render and their detailing Construction of a sample panel and approval were used at this development would not now meet the required by condition in order to ensure the design Council’s expectations for appropriate quality. intent of high quality finish was executed.
53 Technical guidance
Timber Timber should be appropriately detailed to ensure that it retains a good visual appearance over time. For local developments in sensitive locations and all major developments durable species should be used. Specification and architectural details at a 1:5 or 1:10 scale of the proposed timber cladding may be sought. These should set out the thickness of the timber (which should not be less than 19mm finished size) and the types of fixings, which should be specified to ensure no staining. The details should show how water will be shed clear of the ends of timber to ensure moisture absorption is prevented. Sensitive sites include conservation areas and arterial routes into the city. Careful detailing—Arboretum Place The timber cladding overhangs cladding on lower levels Durable species include European Oak, Western Red of the building. This helps shed water from its surface, Cedar and Sweet Chestnut. Moderately durable protect it from adverse weathering. species can be used on smaller proposals which are not in sensitive sites. Moderately durable species include Larch, Douglas Fir and European redwood. Tropical hardwoods should be avoided unless it can be clearly demonstrated that these are sourced sustainably . More information about timber can be found at www.trada.co.uk.
Sculptural effect—Upton (right) The timber cladding is used to give these houses a striking appearance. Image courtesy of Steve Tiesdell Legacy Collection
Durable species—Informatics Forum (far right) The timber cladding is Oak. This is a durable species that is appropriate for use in prominent or sensitive areas.
54 Technical guidance
Brick Brick generally has good weathering characteristics, and can be specified so that its colour and texture harmonises with surrounding buildings. In sites outwith conservation areas and where the design proposed is of a high quality, brick can be used positively. Where brick is used in an existing context of stone buildings it is expected that the brick and mortar will be specified to harmonise with the range and tone of colours in the surrounding buildings. Note that generally, the expectation is for the use of natural stone where natural stone is the prevalent building material. Brick can also be used to provide contrast. Care needs to be taken with this approach however that the architectural effect is not at the expense of the quality of the design of the street as a whole. The proportions of windows have a major role giving brick buildings an Edinburgh character. Traditional tenements have large vertically proportioned windows. Using windows of the same size and alignment can help integrate brick buildings into their surroundings. Modern use of brick in an historic environment— Although not a prevalent building material, brick has McEwan Square / Fountainbridge been used throughout Edinburgh to positive effect. Brick has been used to integrate this development into Brick is commonly used in industrial structures such its historic surroundings. In the image above right, it can as maltings and as a secondary element, for example be seen that the development is overtly contemporary on side and rear elevations or chimney stacks. Many in its appearance. As can be seen in the image above traditional Edinburgh examples used locally produced left, the colour of bricks were chosen to harmonise with Portobello brick which was produced into the early the stone of the adjacent tenements. 20th Century. Combined with the vertical emphasis to the window Care need to be taken with specification and during and the building’s scale, the material choice has helped construction to avoid efflorescence. This is the build ensure this development adds to Edinburgh’s sense of up of salts present in the wall construction appearing Subtle variation—Telford March place. This development sets the standard for the use of on the surface of the wall as the mortar cures. Two different mixes of brick have been used to a provide brick within Edinburgh. variation in colour within the elevations.
55 Technical guidance
Render When appropriately specified and in appropriate locations, render can be used as an external building material which can contribute towards Edinburgh’s sense of place. Appropriate specifications include: • Ensuring it does not discolour or fade over time and it does not suffer from algae growth or lime bloom; • Consideration of the location of all expansion and movement joints, slim vents, boiler flues, extract ducts and rain water goods etc to ensure these do not have an adverse visual impact; • Consideration of architectural detailing to shed water from the surface of the render. Note that details may be sought; There is a strong tradition of rendered buildings in parts of the city area which predate the building of the New Town, for example, the Old Town and the centre Positive contrast—Old Fishmarket Close, off High St of South Queensferry. This use has continued and Integrating the new with the old—High Street The use of render and timber contrast positively with render can be used to provide contrast in locations like The controlled use of render, combined with sandstone, surrounding stone buildings. these on contemporary buildings. Where render would create a positive modern addition to the Old Town make a building stand out in longer views, this should generally be avoided. Render also has a contemporary appearance that is appropriate in areas where the overall character is modern. In some areas - because of levels of vehicular traffic and microclimate - pronounced weathering is evident, which on rendered buildings can look adverse. Such an area is the Cowgate, where the canyon-like form of the street contains pollution which stains external wall surfaces. Render tends to highlight these effects rather than suppress them. For this reason alternative materials with better weathering characteristics and Impacting adversely on views—Calton Hill that are contextually appropriate may be a better The rendered buildings stand out against the choice in streets or areas like this. surrounding stone and slate buildings. Alternative materials may have allowed the buildings to integrate Traditional lime renders and lime harling can be used better into the view. in appropriate locations.
56 Technical guidance
Hard roofing materials Green roofs Slate, pantiles and metals such as lead, stainless steel, Green roofs are flat or sloping roofs with some form zinc and copper contribute to Edinburgh’s roofscape. of vegetation placed on them. They are intensively All these materials are generally considered or extensively managed; the former with a deep soil appropriate. Synthetic versions of these materials profile supporting shrubs, trees and grass, and the should be avoided in conservation areas. latter with a shallow soil profile growing drought tolerant self seeding vegetation. Both are encouraged The use of synthetic materials will be considered on a in appropriate locations, contributing to visual case by case basis in other areas of the city and their amenity. There are also numerous environmental appropriateness will be assessed against: benefits in terms of sustainability and adaptation to • The extent of use; climate change, including enhancement of air quality, • Their prominence on the building; reduction in surface water runoff and habitat creation. • The prominence of the building on the setting of Neither should be regarded as an alternative to open the city and setting of the street. space provision on the ground. Care should be taken Edinburgh has a strong tradition of using slate (such to ensure they do not have adverse visual effects, as Ballachulish) for a roofing material. The palate of for example by disrupting a visually cohesive existing darker greys of slate helps to draw out the warmth of roofscape. sandstone. Aircraft Safety Synthetic materials have been found to inadequately The impacts of requirements for aircraft safety—for replicate the characteristics of materials they seek example the need to deter birds from roofs—should to emulate and as a consequence have a poorer be considered at the outset to ensure any resulting appearance. features are sensitively incorporated. The vulnerability of metal roofing to theft should be Traditional roofing materials (right) considered at the design stage. Slate, Lead and zinc are traditional roofing materials used in Edinburgh—seen here from the Museum of Scotland’s roof
Metal roofing in an historic context—Canongate Extensively green roof—Botanic Gardens Stainless Steel roofing has been used on the Scottish The planting on this green roof helps integrate the Parliament building into its surroundings Image courtesy of Royal Botanic Garden Edinburgh
57 Technical guidance
Other Materials To help the sustainability of development, uPVC should not be used as a material for windows on major planning applications. Thermally broken aluminium, aluminium / timber composites, and timber windows may provide suitable alternatives. For listed buildings refer to the Historic Environment Guidance. Likewise, timber should be from a sustainable resource. Reuse and recycling of materials are encouraged. When making an application, the Sustainability Statement Form (S1) should be completed. Opaque panels in glazing systems or windows should be avoided.
Frameless glazing—Festival Theatre, Nicolson Street The refined detailing of the frameless glazing helps create a striking modern addition to the street
Curtain Walling—Beccleuch Place Frameless glazing—George Square Lane The potential offered by glazing systems with variations Glazing is used to create the effect of a floating roof on in the window widths, patterning of the glass and this religious building mullion depths is fully taken advantage of here.
58 Designing buildings Minimise energy use All new developments will be expected to 2.5. Minimise energy meet the carbon dioxide emissions reduction targets set out within the Scottish Building use Regulations through a combination of energy Minimise energy needs through a combination efficiency and low or zero carbon technology. of energy efficiency and the incorporation of Where a planning application is made after low or zero carbon equipment. a building warrant application has been submitted, it is expected that development Ensure low and zero carbon equipment is will achieve the energy efficiency required by sensitively integrated into the design. the Building Regulations that are current at the time the planning application is made. For all applications, the sustainability statement form (S1) should be completed and submitted with the application. Achieving a Silver level certificate for Section 7 of the Building Regulations is considered by Planning Minimising energy use through careful design—Fala Pl to be equivalent to a very good accreditation This housing development achieved a BREEAM excellent for BREEAM. award in recognition of it high standards of sustainability. It achieves this through a range of measures including insulation, air tightness and heat recovery.
Integrating micro renewables—Kings Buildings Policy References Solar Panels are integrated into the design of the Edinburgh City Local Plan - Des 6, Des 3 h) elevation. Rural West Edinburgh Local Plan - E 41
59 Designing buildings Adaptability Adaptability 2.6. Adaptability Many buildings are designed with specific Ensure buildings are adaptable to the future uses in mind. If the design becomes too needs of different occupiers. specific this can mean it is very difficult to make changes to the building that can give it a new use at a later date. Examples of making buildings more adaptable include: • Creating level access so that buildings can be used by all; • Ensuring there is sufficient space for changing needs; • Making floor to ceiling heights high enough to accommodate a range of different uses; • Providing space for extensions; • Designing roof spaces so that they can Adaptability in suburbia easily be turned into floor spaces. The houses are designed with sufficient space that extensions can be added while retaining relatively large gardens. In addition, attics have been converted.
Produced using ESRI (UK)'s MapExplorer 2.0 - http://www.esriuk.com
Adaptable laboratory building—Old Dalkeith Road Policy References This building was designed to allow different types Edinburgh City Local Plan - Des 3 d) and sizes of laboratory space and all their associated Edinburgh Local Development Plan - Des 5 b) services to be fitted out and changed over time.
60 Designing buildings Mix of uses Mix of uses 2.7. Mix of uses Having a mix of uses in a development If appropriate, create a mix of uses. can help both its sustainability and the sustainability of an area as a whole. If the services that people use are located in close proximity to where they are, there will be less reliance on transport as people will be more likely to walk. Making places vibrant and interesting through providing a mix of uses, will help them become resilient to changes in the economy Mix of uses—Middle Meadow Walk and make them more attractive to new This new development incorporates a mix of uses development. including housing, offices, gym, shops and cafes.
Policy References Mix of uses—Newhall, England Edinburgh City Local Plan - Des 3 d) This office integrates into this suburban development Edinburgh Local Development Plan - Des 5 b) Image courtesy of Steve Tiesdell Legacy Collection
61 Designing buildings Ancillary facilities The integration of ancillary facilities is 2.8. Ancillary facilities important on small developments—like those Integrate refuse and recycling facilities, cycle common in villa areas—as well as in larger storage, telecommunications equipment, developments. Integration of facilities such and plant and services into the design of new as plant, bins and bike storage needs to be development. considered from the outset of the design process. Ensure cycle parking is secure and under cover. Cycle parking should be secure and undercover. In new housing Planning will seek for it to be built into the housing and accessed off common stairs. Security should be achieved by: Bins—McEwan Square • Ensuring the cycle parking is not accessible Underground bins for residual waste allow large to the public. It should be in an area volumes of waste to be held with minimal impact upon that can only be accessed by residents the street scene. For further information on refuse with its own level of security. Ideally, the and recycling requirements see the technical guidance lock should have a keypad combination on Access for external waste storage (page 68). Major planning applications should be accompanied by a changed regularly and only made known refuse strategy including vehicle tracking drawings its users; and for refuse vehicles and the location and sizes of waste • Allowing users to secure their bike to an storage spaces. It is important that the Council’s Waste immovable object within the bike store, Services are involved early as their requirements may using their own lock. impact on design.
Policy References Edinburgh City Local Plan - Des 3 h) Bike store—South Gyle Broadway Plant—Little France Drive Rural West Edinburgh Local Plan - E 41, E42 Cycle parking is integrated into the architectural design. The plant for this heavily serviced building was Edinburgh Local Development Plan - Des 5 e) considered at the outset and integrated into the building and the roof so that it does not have a negative visual impact. 62 Designing buildings Daylight, sunlight, privacy and outlook Daylight and sunlight are not only important This section applies to all new development 2.9. Daylight, sunlight, to people’s health and well being, but can where these aspects of amenity are also reduce energy use. particularly valued including housing, schools, privacy and outlook nurseries, hospitals and clinics. It is important that buildings are spaced Design the building form and windows of new far enough apart that reasonable levels of development to ensure that the amenity of privacy, outlook, daylight and sunlight can be neighbouring developments is not adversely achieved. However, care should be taken that affected and that future occupiers have buildings do not become so far apart that the reasonable levels of amenity in relation to: townscape becomes uninteresting. Therefore, achieving reasonable amenity needs to be • daylight; balanced against achieving good townscape. • sunlight; and, Trees have an effect on daylight and sunlight. This can be positive - for example deciduous Marchmont—Arden Street • privacy and immediate outlook. trees provide shading from the sun in These tenements manage to provide good levels of summertime but let sunlight into buildings in daylight to all the properties. This is a result of the winter. However, if buildings are too close to high floor to ceiling heights and relatively large and trees the daylight is adversely affected. tall windows which allow daylight to go deep into the rooms. For there to be reasonable daylight, windows need to be big enough and interiors have to be designed to ensure daylight can get deep enough within them. Reasonable levels of sunlight to buildings and spaces will be achieved if sufficient account is taken of orientation. Edinburgh has a wealth of successful areas where good levels of daylighting, sunlight, privacy and outlook have been achieved. Gables—Haymarket Terrace These can be used as a guide to the layout The upper floors of the modern office are set back and form of development. When comparing from windows on the tenement’s gable. This allows Policy References proposed development against existing some daylight to reach the windows, but importantly Edinburgh City Local Plan - Des 3 c) maintains the street frontage. Rural West Edinburgh Local Plan - E41, E42, H5, H6 situations, scale drawings showing layout and Edinburgh Local Development Plan - Des 5 x) building height should be provided.
63 Technical guidance
Protecting daylight to existing buildings Daylight to bathrooms, stores and hallways will not be Providing daylight to new buildings New buildings should be spaced out so that reasonable protected. Another measure of daylight is known as the position levels of daylight to existing buildings are maintained. Daylight to gables and side windows is generally not of the “no sky line”. The BRE guide explains this in The layout of buildings in an area will be used by the protected. detail. If drawings can be provided that show that Council to assess whether the proposed spacing is direct skylight will penetrate at least half way into reasonable. When there is concern about potential rooms within new development at the height of the levels of daylight the Council will refer to the BRE working plane (0.85m above floor) and where windows Guide, Site Layout Planning for Daylight and Sunlight – make up more than 25% of the external wall area, this A Guide to good practice. This shows how to measure will ensure that adequate daylight is provided to new daylight and sunlight. A copy is available to view at the development. Council’s Planning Helpdesk. Providing adequate daylight to new development The amount of daylight reaching an external wall is does not guarantee that adequate daylight will be measured by the Vertical Sky Component (VSC). The maintained to existing development. This could be the Council seeks this to be more than 27% or 0.8 of its case in instances where the existing building is lower. former value. If this is not the case, changes to the building design, including a reduction in building 25° 1.8m height may be sought. 27% VSC is achieved were new Existing building Proposed Building development does not rise above a 25° line drawn in a Section section from the horizontal at the mid point of the 25 degree method example 1 existing window to be tested. It can be measured This situation may fail to provide reasonable levels of using more complex methods that are set out in the daylight to the existing building BRE guide. If the townscape surrounding a development site would, in itself, not meet these requirements, the Council may require information on the likely amount of daylight in affected rooms in existing buildings. This will be assessed using the Average Daylight Factor
(ADF) methodology. It is expected the following 25° criteria will be used for calculations: 1.8m Existing building Proposed Building Minimum ADF for bedrooms 1% a Section No sky line method The new development to the right of the image is Minimum ADF for living rooms 1.5% 25 degree method example 2 positioned so that the sky can be seen within the front Minimum ADF for kitchens 2% This situation would provide reasonable levels of half of the room on the ground floor. This has been daylight to the existing building Transmittance of double glazing 0.65 achieved by providing the ground level with a higher floor to ceiling height than the floors above. Correction factor for dirt, curtains etc. 0.9 Net to gross area of window 0.7 Average reflectance of room surfaces 0.5
64 Technical guidance
Sunlight to existing gardens and spaces 21 March. The qualities of the existing space and the Privacy and outlook New buildings should be laid out so that reasonable effects of sunlight, both before and after will inform levels of sunlight are maintained to existing gardens whether any loss of sunlight is considered adverse. People value privacy within their homes but they also and spaces. value outlook - the ability to look outside, whether to gardens, streets or more long distance views. To Whether sunlight to neighbouring gardens will be achieve both, windows should be set out so that direct affected can be tested by checking whether a building views between dwellings are avoided. rises above a 45° line drawn in section from the site boundary. If a development rises above this line, the The rearward side of development often provides a sunlight of the neighbouring garden might be affected. better opportunity for privacy and outlook than the To take account of orientation, draw the 45° line at the streetward side of development. This is because on 45° following distances above the ground level: the streetward side, privacy to some degree is already compromised by the fact people in the street can come Orientation of boundary in relation to Height of 45° line 4m relatively close to the windows of dwellings. Privacy potentially affected garden above boundary is generally achieved in these situations through the N 4m installation of blinds, curtains and translucent glass, NE 3.5m 45 degree method for sunlight etc. This sketch shows a proposed development located on E 2.8m the north side of an existing garden. The sunlight to The pattern of development in an area will help to SE 2.3m the neighbouring garden might be adversely affected define appropriate distances between building and S 2m because it rises above the 45 degree line set from 4m consequentially privacy distances. This means that SW 2m above the boundary. there may be higher expectations for separation in suburban areas than historic areas like the Old Town. W 2.4m Sunlight to new gardens and spaces NW 3.3m Half the area of new garden spaces should be capable On the rearward side, as well as spacing windows far of receiving potential sunlight during the spring apart, reasonable levels of privacy can be achieved The use of the affected area of the garden and the size equinox for more than 3 hours. by setting out windows on opposing buildings so that of the garden as a whole will be taken into account there are not direct views between them, angling when assessing whether any loss of sunlight is adverse. This will be assessed using hour by hour shadow plans windows and erecting screens between ground floor The sunlight of spaces between gables will not be for each hour of 21 March windows. In assessing this, the Council will look at protected unless the affected space is of particular each case individually and weigh up the practicalities amenity value in comparison with the remainder of the of achieving privacy against the need for development. garden. Such a space may include one that has been designed with the house as a patio. Though private views will not be protected, immediate outlook of the foreground of what can be seen from Note that these heights do not indicate whether a within a building may be. Unless there are exceptional development will be acceptable when assessed against circumstances, this means that new development other considerations. that blocks out the immediate outlook of an existing Where there is an established townscape of dwelling must be avoided. high quality which in itself would not satisfy the This guidance does not seek to protect the privacy of requirements of the 45° method for sunlight (such as gables of existing housing. the Old Town) sunlight will be assessed using before and after plans which show shadows for each hour of
65 Designing buildings Housing mix and size The mix of unit sizes and house types has a and proposed community will be sought, 2.10. Housing mix and significant impact in ensuring a varied and where these are required. For example, sustainable community. This mix should local healthcare facilities, childcare facilities, size respond to the differing needs of residents, meeting places and commercial units may be Ensure there is a mix of dwelling types and immediate site conditions and to citywide needed if these do not already exist in the sizes to meet a range of housing needs objectives. It is expected that within all area. including those of families, older people and developments of 12 or more units a minimum Affordable housing will be required in people with special needs. of 20% of these units will have a minimum accordance with the policy in the Edinburgh floor area of 91m² and should be designed City Local Plan and the supplementary Make sure the size of homes are adequate for for families, with direct access to private planning guidance on Developer the numbers of people that could be living gardens either from ground or first floor level, Contributions and Affordable Housing. there. enhanced storage and convenient access to play areas. Provide adequate storage for general needs, On larger development sites, the provision of waste and recycling, and cycles. facilities and services to support the existing Ensure the design of new housing is “tenure blind”.
Tenure blind housing at Gracemount—Fala Place Policy References Here the market housing and affordable housing is integrated by using the same materials for buildings and street Edinburgh City Local Plan - Des 3 d), Des 3 h), Hou 2 and designing the housing to have a similar appearance. Rural West Edinburgh Local Plan - H9 Edinburgh Local Development Plan - Hou 2
66 Technical guidance
Housing mix Internal storage Improving internal amenity In schemes with 12 units or more, a 20% of the total At least 5% of the net floor areas should be provided as In order to ensure a good standard of overall amenity number of homes should be designed for growing dedicated storage cupboards in addition to any kitchen for new development, single aspect dwellings should families. These types of homes should have three or storage or wardrobes. This storage is needed to allow not make up more than 50% of the overall dwelling more bedrooms, have good levels of storage and have homes to be used by a wide range of households. numbers. Where they are incorporated, it is important direct access to private gardens (for example via patio to meet the requirements for daylight and sunlight. Shelving should be built into storage areas within doors or private external stairs) or safe play areas for dwellings to accommodate at least three 55 litre Generous ceiling heights of 2.6m high and above are children. storage boxes for recycling. See diagram below. encouraged as these help provide development with a In order to ensure satisfactory amenity, dwellings greater sense of internal spaciousness, allow enhanced should not fall below the following minimum internal adaptability to other uses and if window heads are floor areas: also higher, can provide enhanced daylight penetration into dwellings. Higher floor to ceiling and window head 36m² Studio dwelling heights are important if the requirements for daylight, 52m² One bedroom dwelling as set out in Providing daylight to new buildings (page 64), are to be met. 66m² Two bedroom dwelling Tenure blind design 81m² Three bedroom dwelling Development should be tenure blind. This means that 91m² Three bedrooms or more with enhanced where sites provide a range of tenures (for example storage market sale and affordable housing) it should not be The minimum floor area for studios is lower than possible to see the difference between tenures. that for one bedroom flats since the relatively larger Where a site is predominantly for market housing, it single open plan space found in studios compensates is expected that affordable housing should generally for having a smaller space overall. It is expected that be provided in the same housing type. So, if the studios will be designed to be very space efficient. design is for houses for sale, the affordable dwellings Imaginative solutions are encouraged for storage, the should be houses too. Where it is not possible to location of the bed and so on. deliver the same housing type, alternative types of the same physical scale should be used. For example, colonies, four in a block and cottage flats may integrate reasonably well with two storey houses.
Space for internal recycling Building form, materials and the general design of This drawing shows a potential way of providing the building elevations will all be key components storage for recycling boxes. in determining whether or not a tenure blind development is achieved.
67 Technical guidance
Access for external waste storage Residual 200 litre 240 litre residual waste bin; Packaging/plastic/cans 80 litre Bin stores should be located to allow convenient access 240 litre garden refuse bin where there Paper 10 litres for residents. This means bin stores should be put on is a private garden. routes within development that will be frequented by Food 25 Litres residents. Mixed glass 10 litres Process for agreement with Waste Services As part of the planning process, designers / developers The Council uses 1280 litre bins that measure 1260mm Bin stores need to be accessible for the largest are encouraged to engage with the Council’s Waste wide x 990mm deep x 1430mm high. These should be collection vehicle that is typically operated in the area Services to ensure that their requirements can be arranged in bin stores with the long side to the front. of the development. The Council’s Waste Services satisfactorily incorporated within the design. This There should be a 1.6m access space between bins. will advise on this. Vehicle tracking drawings will be should happen as early as possible. required for developments involving new streets. Care Stores can therefore be provided in accordance with should be taken to ensure that in designing for refuse this table: Once agreement has been made, Waste Services vehicles, the quality of design of the streets and spaces will issue a letter detailing this and any further Number of Number of Width of bin Length of bin requirements. is not compromised. homes 1280l bins store store All roads requiring access by waste collection vehicles Up to 12 6 3.6m 4m need to be built to an adoptable standard. Up to 19 8 3.6m 5.3m Bins stores must be no further than 10m from the Up to 32 10 3.6m 6.6m collection vehicle unless bins can be brought to a Up to 38 12 3.6m 7.9m collection point by a factor. Up to 48 14 3.6m 9.2m Turning areas need to be provided where there are dead ends. Stores larger than these are not recommended. 15m is the maximum distance a collection vehicle will Stores should be easy to use, well ventilated, safe and reverse along a road. secure - being well lit with motion detecting lighting, Dropped kerbs need to be provided to allow bins to be and robust with wall, floor and door finishes that can taken to refuse vehicles and pavement build outs are be easily cleaned. needed where there are parked cars. Doorways should have an opening width of 1600mm. 1:15 is the maximum gradient for any route between a Doors need to be robust to avoid damage by bins. bin store and the collection vehicle. Metal is encouraged and protection plates should be fitted to timber doors and frames if used. Design of communal bin stores Communal waste stores should be integrated into If locks are installed these should be either “budget buildings. For housing, these require to be sufficiently locks” or have an electronic key pad where a PIN sized to accommodate the full range of waste and number is used to gain access. The Council’s Waste recycling facilities required for the uplift services Services will not hold keys for individual bin stores. provided by the Council. Communal waste stores are Bins for individual houses required for flats and can also be used for houses. Where communal waste facilities are not provided, Where communal waste facilities are provided these in addition to space for recycling, provision should be should provide the following capacities per dwelling: made for the following: 1280 litre recycling bins
68 Designing buildings Community safety The design of development has a key role 2.11. Community safety to play in community safety. If buildings Create active frontages directly onto important overlook and provide direct access to streets streets and publicly accessible routes and spaces. people feel safer. Active frontages, where Provide main door access to ground floor the ground floor is designed to allow visual properties from street side. contact and pedestrian movement between inside and out, ensure that this is achieved. Ensure all external spaces including pedestrian and cycle paths are overlooked. Lighting can make a very positive contribution to the security of the external environment. Use lighting to help community safety. To ensure the overall quality of the design, it should be integrated into the design from the outset and considered with the Road Construction Consent application. The Council will refer all major planning Active frontages and housing—Forbes Road Traditional tenements (above) have main doors directly applications and local developments that into ground floor flats which maximise activity on the have particular security issues to the Police street and help ensure front gardens are used. Architectural Liaison service for their comments. Developers are encouraged to make early contact with the Police Architectural Liaison service. Secured by Design accreditation is the Police’s initiative to design out crime in the built environment. This has many benefits. However, sometimes there can be a conflict between the needs of Secured by Design and planning requirements. It is important that these matters are understood early in the process so that they can be addressed without compromising the design as a whole. Active frontage on a supermarket—West Port Meeting the needs of Secured by Design This image demonstrates it is possible to create an active frontage for uses such as supermarkets. This Policy References should not be at the expense of the overall has been achieved by arranging shelves and counters Edinburgh City Local Plan - Des 3f) quality of the external space within the site. perpendicular to windows so allowing views into the Edinburgh Local Development Plan - Des 5 c) shop.
69 Designing buildings Community safety
70 Landscape and biodiversity Community safety 3. Landscape and biodiversity This chapter sets out the Council’s expectations for landscape proposals as part of new development and how biodiversity should be maintained and enhanced. In order to achieve good design, landscape architects should be engaged early in the design process.
The key aims are for new development to: • Create a robust landscape structure as an integral component at all scales of development, which follows green infrastructure and green network principles.
• Meet the requirements of the Council’s strategy for public open space and provide residential private gardens.
• Maintain the conservation status of protected sites and species, and enhance and create new habitat.
• Protect trees and woodland and provide new tree planting.
• Integrate Sustainable Urban Drainage Systems into development so that their visual, landscape and biodiversity potential is maximised.
• Ensure that hard landscape and car parking are an integral part of the overall design.
71 Landscape and biodiversity Green infrastructure and green networks A green network is formed when green urban area and to connect to the surrounding 3.1. Green infrastructure components are linked countryside and neighbouring Council areas. together to give additional combined The Scottish Government’s Green infrastructure and benefits. Components can include: Infrastructure: Design and Placemaking green networks • Green corridors guidance illustrates how green infrastructure • Watercourses can be integrated within new developments Establish a robust framework of multifunctional • Woodland, tree belts as part of the design process. green infrastructure in new developments • Habitats of all scales, and connect this to the wider An understanding of a site’s current and • Parks and play areas and other public open network of open spaces, habitats, footpaths potential contribution to the green network spaces. (See page 75.) and cycleways beyond the site boundary. should inform decisions on scale, location • Sustainable Urban Drainage Systems and layout. The way in which this has been • Green roofs considered in the placemaking process should • Active travel routes be explained in the Design Statement. • Street trees, hedgerows, verges Development should be carefully designed to Ideally a network of multifunctional contribute positively to development of green greenspaces should run through the urban networks, and all proposals will be assessed area, urban fringe and wider countryside, in terms of their consideration of connectivity creating high quality landscape and between green infrastructure components townscape, supporting new access and and their contribution to national and local recreational opportunities, incorporating green network and open space objectives. flood management, enhanced biodiversity and habitat linkages, and promoting healthier lifestyles. Delivery of such a network is consistent with the development of the Central Scotland Green Network. Policy References Edinburgh City Local Plan - Des 2, Des 4, Des 5, Des 6, Des The Council’s Open Space Strategy identifies 8, Des 9, Env 10, Env 11, Env 12, Env 13, Env 14, Env 15, Edinburgh’s established Green Network, Env 16, Os 1, Os 3 comprising greenspaces distributed Rural West Edinburgh Local Plan - E26, E28, E29, E41, E42, across the city’s hills, neighbourhoods and E46, E51, H5 Edinburgh Local Development Plan - Part 1–Section 2, Des waterfront and connected by wooded river Good quality open space—Forthquarter Park 2, Des 3, Des 5, Des 6, Des 7, Des 8, Des 9, Des 10, Env 10, valleys, disused rail corridors, the Union Canal This new park has been designed for a range of uses Env 11, Env 12, Env 13, Env 14, Env 15, Env 16, Env 17, Env and frequented path routes. It identifies including, recreation, walking and cycling, wildlife, 18, Env 19, Env 20. proposals to improve connections within the SUDS and visual amenity
72 Technical guidance
These sketches illustrate how green networks can be integrated within a range of development scenarios and at range of scales. 50% watercourse open to The Council supports substantial framework planting natural light that seeks to integrate and connect multi functional green infrastructure features as guided by site specifics and local landscape character. Master plans will require adequate space for large growing native tree species to achieve maturity and form woodland habitat, provide a secure setting to multi-user paths, cater for active travel, a variety 6–20m 2 3–4.5 2.5–5 recreational uses within open space, incorporate SUDS, whilst allowing integration with the street layout and Watercourse or pond or existing semi- swale or multi-user path front gardens, street natural vegetation filter trench maintenance access front or open space built form. In urban edge situations, a landscape edge will also be required to integrate development with the surrounding countryside and landscape setting of the Blue networks city. Green networks can be aligned with watercourses or permanent (retention) ponds providing for Sustainable These provisions can vary in width depending on Urban Drainage, to enhance existing wildlife habitat, the development scenario but for some major whilst providing for amenity, recreation and active developments spatial parameters of 30-50 m may travel. New development should provide active be necessary to accommodate a full range of green frontages to main path routes and open spaces. infrastructure functions. If buildings are proposed close to a watercourse then discussions with the Council’s Flood Risk Unit is required. Where possible, optimise opportunities for natural bank sides.
Water of Leith Walkway Access and amenity improvements carried out at The Dene, between Dean terrace and Mackenzie Pl, within the New Town Conservation Area.
73 5–8m 3–4.5 2 20–40m front gardens/ multi-user swale or informal woodland street front path filter trench trail, avenue or North Meadow Walk clearance for woodland North Meadow Walk footway and cycleway, providing planting for recreational use and active travel. The route is lined Green Corridor with large growing trees species, including nesting The density and type of planting is suited to the may achieve a more appropriate fit with surrounding boxes, set within a broad grass verge, the path is lit and urban situation and parkland context. Where a rural landscape character whilst providing shelter for new surveillance is provided from surrounding residential context exists at the urban edge, native woodland development. dwellings.
Forrest Road This street extends the tree lined avenue of Middle 2m 3.5–5m 5.5m 2 2 indicative dimensions to Meadow Walk to George IV Bridge. conform with street design footway verge & verge & guidance & services street tree filter trench or swale Green Street The incorporation of trees and other planting within proposed approach to sustainable urban drainage street design should be considered alongside the and the intended density and spatial definition of the spatial parameters for movement and access - proposed built form. including visibility, services – including lighting, the
74 Landscape and biodiversity Publicly accessible open space 3.2. Publicly accessible open space Ensure homes are within walking distance of good quality and well designed open space.
Provide new publicly accessible and useable open space in non-residential development.
Small public space in the Old Town—Trunks Close Large public space—Braidburn It makes good use of its constrained site and provides an This public space is a major component of the green attractive green setting for surrounding buildings network. Publicly accessible open space in new natural play spaces. Sunlight will impact on development should be well-located to the usability of the open space (see page 65). contribute positively to the surrounding Sustainable Urban Drainage, such as ponds character and appearance, promote natural and swales, should form part of the layout of surveillance, be safe and welcoming and the green network. They offer a number of connect to the wider path network. benefits including, amenity and biodiversity Publicly accessible open spaces should value. Where these are designed to manage support the wider green network by events of a likelihood of up to 1:30 years, conserving and linking landscape and habitat these cannot be counted as accessible open Policy References features, listed structures and cultural space provision. See Hard landscape (page 91) Edinburgh City Local Plan - Des 3 f), Des 4, Des 5, Os 1, heritage. They should also encourage a range Os 2, Os 3. Robust materials, appropriate to their of recreational activities, particularly walking Rural West Edinburgh Local Plan - E41, E42, E51, E52, H5 context, and future management and Edinburgh Local Development Plan - Des 5 c), Des 7, Des 8, and cycling and provide for equipped and Env 18, Env 19, Env 20 maintenance should be considered as part of the design.
75 Landscape and biodiversity Publicly accessible open space
1300m² good quality green space
790m 330m
4ha good quality park
Sketch showing distances to green space a good quality green space that is larger than 500m². New Playpark—Gracemount House Drive In the example above, the new development is within Note that distances are walking distances rather than This new playpark was integrated into the design of the 800m of a park that is larger than 2ha and 400m of measured as the “crow flies” new housing. The Council’s Open Space Strategy sets out Playspace access standard improvement of open space within the area. and explains the following standards: The Council’s Play Area Action Plan sets out Where publicly accessible open space the playspace access standard. Houses and Local greenspace standard: Houses and flats contains trees that are worthy of retention, flats should have access to at least one of the should be within 400m walking distance these areas should not be brought into following: of a significant accessible greenspace of at private garden spaces. • a play space of good play value within least 500m² and good quality (for parks and 800m walking distance, While new open space should be designed gardens) or fair quality (for other types). • a play space of very good play value within to cater for a variety of uses, it is recognised Large greenspace standard: Houses and flats 1200m walking distance, that in certain situations additional provision should be within 800m walking distance of a • a play space of excellent play value within may be required specifically for reasons of significant accessible greenspace of at least 2000m direct distance. landscape character, visual amenity, tree 2 hectares and good quality (for parks and Developments, including residential and non- protection or nature conservation. gardens) or fair quality (for other types). residential, should contribute towards these standards by providing publicly accessible open space on site. Where this is not possible, contributions may be sought for the
76 Landscape and biodiversity Private open space There should be a clear distinction between usable is its capacity to receive sunlight. See 3.3. Private open space public and private spaces, defined by page 65. Provide well defined, functional, good quality appropriate boundaries such as walls or The ownership of external space should private gardens to all houses and ground floor railings. be shown so that the distinctions between flats. Private and communal gardens should be different spaces can be assessed. designed for use by residents for a range of Management arrangements should be made functions, including space for play, seating clear. and laundry. A key factor in ensuring space is
Policy References A clear distinction—Marchmont Little private space can be successful—Lady Stair’s Edinburgh City Local Plan - Des 3 e), Hou 3 It is clear what is public and private space in traditional Close Rural West Edinburgh Local Plan - E41, E42, E51, H5 tenements. The buildings enclose shared gardens There is very little private outdoor space in the Old Town. Edinburgh Local Development Plan - Des 5 d), Hou 3 making them private. At the front , the walls and hedges This is compensated by the outstanding quality of the separate the public street from the private gardens. public spaces in the form of closes and courtyards.
77 Kilometers © Crown Copyright and database right 2011 All rights reserved. Ordnance Survey 00.015 0.03 0.06 License number 100023420 µ
Kilometers © Crown Copyright and database right 2011 All rights reserved. Ordnance Survey 00.015 0.03 0.06 License number 100023420 µ Technical guidance
The Council wants new development to be adaptable. To help meet the changing needs of residents, it is beneficial for there to be sufficient space in gardens for houses to be extended while retaining reasonably sized gardens. Developers should demonstrate how this can be achieved. Where private gardens open directly on to a communal garden, these should be a minimum of 3m deep. Private front gardens have an important role in softening urban environments by providing planting on streets. They also provide an intermediate space between the public realm of streets and the privacy of dwellings. On larger and more heavily frequented streets (such as those in tenement areas) front gardens 3m are more likely to be required than more intimate and quiet streets. There will be a greater need for street trees where private gardens cannot be provided or Private and shared gardens for flats where their depth is limited (for example less than This drawing is sliced through a courtyard 3m 3m). development to show its interior and street side. It shows small private front gardens with private Where it is difficult to achieve the areas normally rear gardens opening on to a communal space. sought for private open space - for example, because 3m of a need to adhere to a spatial pattern in an area, the inclusion of balconies or roof terraces may be seen as a mitigating measure. Where they are included, it should be demonstrated that they will benefit from adequate sunlight or an outstanding view, preserve reasonable privacy and have an area that is not less than 5% of the net floor area of the dwelling. The size of gardens can contribute to the character and attractiveness of an area. This is particularly the case in villa areas. Here, gardens of a similar size to neighbouring gardens are likely to be sought in order to preserve the character of the area. The length of private gardens (right) Gardens should be designed to allow houses to be adapted and extended over time. This means that gardens longer than 9m are encouraged. Gardens in the centre of the picture are longer than 9m helping to allow the houses to be extended.
78 Landscape and biodiversity Biodiversity Protected sites committed then a protected species licence is 3.4. Biodiversity Sites protected for nature conservation required from Scottish Natural Heritage (SNH) Maintain the integrity of Sites of European, are identified on the Local Plan Proposal to enable the proposal to proceed. Both SNH National or Local Importance for biodiversity. Maps. These include international and and the Planning Authority must be satisfied national heritage designations, such as that the proposal will pass three tests laid out Conserve protected species and the habitats Special Protection Areas and Sites of Special in the Habitats Regulations 1994. A license which support them. Scientific Interest and local designations such will not be issued unless planning consent is as Local Nature Reserves and Local Nature given. Use site assessment to inform the creation Conservation Sites. Other species are protected by UK law. of new habitats, which connect with the There is a strong presumption against These include badgers and breeding surrounding green networks. development that will affect protected sites. birds, all protected species are a material Any proposal will have to meet strict policy consideration in the planning process. tests to ensure protected site integrity is More information on European and other not affected. In the case of internationally protected species, survey work and relevant protected sites such as Species Protection licenses are available from the Scottish Areas and Special Areas of Conservation this Natural Heritage website. may include long periods of survey work to inform the ‘strict policy test’ and Habitats Site assessment and survey requirements Regulations Appraisal (HRA). Proposed development sites may include features of natural heritage interest, or See the technical guidance (page 82) for a list of protected sites and /or species and an relevant legislation. initial assessment of value must be made Protected species to establish whether further surveys are European protected species (EPS) include required. A preliminary desk-based study to bats, otters and great crested newts. They are collect all existing ecological data about the legally protected and it is a criminal offence site, followed by an Extended Phase 1 Habitat to disturb, injure or kill them; or to damage or Survey is the starting point for understanding destroy their resting or breeding sites. If we the ecology on site and the implications of consider that a development proposal is likely the proposed development. This will help Policy References to affect EPS then we will ask the applicant identify what habitats are present, the Edinburgh City Local Plan - Des 3 i), Des 9, Env 13, Env 14, Env 15, Env 16 to carry out a survey to identify impacts and protected species that they may support, Rural West Edinburgh Local Plan - E17, E18, E22, E27, E28 attempt to avoid them. If impacts cannot further survey requirements, site constraints Edinburgh Local Development Plan - Des 3, Des 10, Env 13, be avoided and an offence is likely to be and potential mitigation. This information will Env 14, Env 15, Env 16 inform site design.
79 Landscape and biodiversity Biodiversity Protected species surveys must follow established best practice and must be done at the correct time of year. Applications can be delayed if a survey season is missed. For example, bat survey work should comply with the Bat Conservation Trust publication “Bat Surveys: Good Practice Guidelines (2nd edition)”. The Edinburgh Biodiversity Action Plan The Nature Conservation (Scotland) Act 2004 places a duty on all public bodies to further the conservation of biodiversity. Local planning policy requires new development to demonstrate protection and enhancement of biodiversity. The Edinburgh Biodiversity Action Plan (LBAP) contains actions for the conservation of habitats and species. Aligning the design of your development with LBAP objectives is one way of meeting this policy requirement. Some examples include: retaining and enhancing existing features of value to nature; use of native species in landscaping; provision of nest sites for wildlife. Layout and design It is important that the information gathered from surveys influences the final proposal. Existing natural features should be retained and enhanced where possible and kept in context rather than in isolated fragments. Integrated habitat networks and green corridors are encouraged to enhance biodiversity and help mitigate climate change effects.
80 Technical guidance
Statutory requirements and office holder, in exercising any function, to further National The council must ensure that as part of the planning the conservation of biodiversity so far as is consistent Sites of Special Scientific Interest (SSSI)—Habitats and process statutory requirements relating to biodiversity with the proper exercising of those functions. Every Species are being fulfilled. public body is now required to have regard to both the Scottish Biodiversity Strategy and the UN Convention Areas of national importance. The aim of the SSSI The framework for statutory sites and species on Biological Diversity. network is to maintain an adequate representation of protection is provided by: all semi natural and semi natural habitats and native Wildlife and Natural Environment (Scotland) Act 2011 species across Britain. Conservation (Natural Habitats &c.) Regulations 1994, as amended (“The Habitats Regulations”) Types of designated sites in Edinburgh Local International Local Nature Reserve Nature Conservation (Scotland) Act 2004 Ramsar Sites—Habitats Designated for its local special natural interest and / or The Town and Country Planning (Environmental Impact A wetland site listed under the Convention of Wetlands educational value. Assessment) (Scotland) Regulations 2011 adopted following an international conference in Local Nature Conservation sites: Protection of Badgers Act 1992 Ramsar, Iran 1971. Local Biodiversity Site Wildlife and Countryside Act 1981 (as amended) Special Protection Areas (SPA)—Birds Local Geodiversity Site Section 1 of the Nature Conservation (Scotland) Act An area designated under the Wild Birds Directive to 2004 states that it is the duty of every public body protect important bird habitat. Designated for its local biodiversity, geodiversity and social educational value Ecological Impact Assessment An Ecological Impact Assessment (EcIA) may form part of an EIA and is required for major and some small scale developments. The principle is to identify the biodiversity features of interest and propose avoidance, mitigation or compensation to reduce all impacts to the non significant level. An EcIA should be submitted as part of the planning application and should adopt the methodology of the Institute of Ecology and Environmental Management (IEEM). The IEEM maintain a directory of suitably qualified ecologists who can carry out surveys. See http://www. ieem.net/members-directory IEEM also maintain a list of survey guidance materials. See: http://www.ieem. net/sources-of-survey-methods-sosm- Habitats Regulations Appraisal Any development likely to have a significant effect on a Special Protection Area (SPA) will be subject to a Habitats Regulations Appraisal, in addition to other assessments. If likely significant effects cannot be ruled out then the Council will have to carry out
81 Technical guidance an ‘appropriate assessment’ of the proposal. The developer will be required to supply data to support this appropriate assessment. Timing Project management should take into account the optimum survey period for protected species (see the survey timetable below for guidance). Surveys findings should inform design and form part of the application. Surveys older than 12 months may be considered to be out of date and invalid in supporting an application. In some instances the timing of works may also be Bird nesting Boxes—Westfield Avenue Swift Bricks—Beaverbank Place affected by the requirements of protected species. These are integrated into the design of the balconies to On this development in North Edinburgh these are provide useful habitat for birds. The Wildlife Information Centre designed into the external wall. These should be shown Records on the presence of protected species or on planning drawings. habitat in or near a proposed development site may be sought from The Wildlife Information Centre. See: Useful references http://www.wildlifeinformation.co.uk. Landscape and Urban Design for Bats and Biodiversity; Bat Conservation Trust: www.bats.org.uk/pages/ landscapedesign.html Bats and Buildings—The Bat Conservation Trust:www. Survey timetable bats.org.uk/pages/bats_and_buildings.html JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Biodiversity for Low and Zero Carbon Buildings: A Badgers Technical Guide for New Build, Dr Carol Williams of Bats—hibernation roosts the Bat Conservation Trust provides useful technical Bats—summer roosts information. Bats—foraging / commuting Birds—breeding Birds—over winter Great Crested Newts (*1) Invertebrates Otters Water Voles Habitats / Vegetation Survey time Optimal Sub Optimal
(*1) Refer to the Great Crested Newt Conservation Handbook
82 Landscape and biodiversity Trees Retention of trees and woodland within new close to trees, an assessment of the resource 3.5. Trees development gives a sense of maturity and should be carried out by an Arboriculturalist Using a suitably qualified arboriculturalist, raises the overall quality of the setting. Where before any design is started, and should survey and evaluate the existing tree and trees are damaged and then decline or where transparently inform the design process. woodland resource. inappropriate design leads to conflict, these This will be a main determining factor in the positive benefits are lost. layout and landscape structure of the site.. Design development to take into account To avoid problems of development being too above and below ground tree constraints.
Protect retained trees and areas identified for new tree planting during construction.
Protect trees that have a Tree Preservation Order (TPO), are in a conservation area or are identified as Ancient Woodland or Heritage Trees.
Relate proposals to the ecological assessment in terms of habitat and network value.
Policy References Edinburgh City Local Plan - Des 3 i), Env 12 Trees Rural West Edinburgh Local Plan - E15, E16 This ancient woodland makes an invaluable contribution Edinburgh Local Development Plan - Des 3, Env 12 to biodiversity
83 Technical guidance
British Standard (BS) 5837:2012 provides guidance for spaces, privacy and screening. a balanced approach on deciding when trees should Summary of process Visibility splays, changes of level and allowance for be retained, how design considerations will be affected Carry out a tree survey and categorisation to construction activity will also be considered. When by existing trees and appropriate protection for trees identify trees worthy of retention. submitted with a planning application as part of a during development. Design Statement, the TCP should demonstrate how Prepare a Tree Constraints Plan showing physical A tree survey is required substantially in the form regard was given to the retention of trees in the and spatial requirements for retaining those trees. specified in BS 5837:2012 for all trees with a stem proposed site layout. This includes a Root Protection Area for each tree diameter of 75mm or more at 1.5m above ground on and an indication of the ultimate spread of canopy. Opportunities for future planting should also be the site or within 12m of its boundary. Trees should identified and plotted on the TCP to identify areas for Use Tree Constraints Plan to design an initial site then be categorised in accordance with their quality protection from soil compaction. layout and identify areas for new planting. and suitability for retention. Once the layout is finalised, a Tree Protection Plan Achieve finalised site layout. Using this information, a Tree Constraints Plan (TCP) should be prepared showing trees for retention and should be prepared to show the below and above Prepare a Tree Protection Plan showing the removal, and the precise location of protective barriers ground issues that need to be taken into account Construction Exclusion Zone. and ground protection forming the Construction during the design process to ensure successful survival Exclusion Zone. Fencing will be at least to the standard Submit with Planning Application. of these trees. shown in Figure 2 of BS 5837:2012. These will be Planning approval with conditions. Below ground, the Root Protection Area (RPA) must erected before work starts on site and maintained be identified for each tree, to be left undisturbed throughout the construction phase. Prior to start of construction, erect tree protection and protected from damage from building, road fencing and other identified measures to form a Conditions and Tree Preservation Orders as set out in construction or service trenches and layouts of SUDS. Construction Exclusion Zone. the Tree Protection Charter will be used to safeguard Above ground, the physical requirements for future trees in appropriate cases. Ensure site supervision to maintain tree protection growth and maintenance will include for example the fencing and measures until removal agreed. ultimate height and spread of each tree. The developer should be aware of the responsibility to determine the presence of bats (a European protected At this stage, input to the design layout also requires species) and identify potential bat roosts on site and consideration of factors such as the effect trees may the effect of proposals on habitat and navigation have on daylight and shading of buildings and open features. See section 3.4. Biodiversity (page 79).
KEY Catagory A Catagory U High quality To be removed 776 774
Catagory B Root protection 771 Moderate quality Area (RPA) 773 775 777 Catagory C Sample tree survey and root protection plan Low quality
84 Landscape and biodiversity Planting 3.6. Planting Species selection should be appropriate to the intended location, function and growing space, taking into account ultimate height and spread, and relationship to buildings, paths and roads.
Use native species where possible, particularly in locations adjacent to an existing nature reserve, wildlife corridor, rural area or when establishing woodland.
Woodland and structure planting should be carried out in advance of development to Trees integrated into urban play park—McEwan Sq. allow early establishment. Trees to edge of park—Forthquarter Park An attractive and functional landscape extra heavy standard sized trees. Consideration should be given to ease of scheme should use trees, shrubs, boundaries, Trees in paved areas require careful detailing maintenance and long term establishment. ground cover and hard landscaping to provide suitable growing conditions. See imaginatively to provide an appropriate Hard landscape (page 73). setting for buildings and enhance wildlife habitat. It can assimilate and integrate new Shrubs, hedges and ground cover plants development into the locality. should be used to define spaces, and provide shelter, privacy and amenity. Trees in particular make a positive contribution to both urban and rural Grassed areas are important for recreational landscape and new development should spaces and bulbs and native wildflower seed provide a spatial framework of new tree mixes should be used to add seasonal interest and woodland planting. Large stature tree and habitat value. species should form the basis of structure Where space is limited, consider the use of planting and adequate space allowed for their Policy References climbing plants. Edinburgh City Local Plan - Des 3b), Des 5c), Hou 3, Env 12 ultimate size. Rural West Edinburgh Local Plan - H5, E15, E16, E41, E42 Proposals within the CAA restriction zone Any unavoidable removal of trees should be Edinburgh Local Development Plan - Des 3, Des 8, Env 12, should comply with their guidance on compensated by replacement with at least Hou 3 planting.
85 Technical guidance
Applications for Planning Permission in threaten the safety of air traffic. Aircraft Safety Principle Care should be taken to ensure that community Planting can create habitat for birds that in some These applications should be accompanied by a safety is promoted through the specification and instances can pose danger for aircraft. Reference landscape strategy setting out the proposed use maintenance of trees. In routes, streets and spaces should be made to aircraft safety advice, the and treatment of external spaces, indicating the that people will use, crowns should allow good visibility Safeguarding of Aerodromes Advice notes, 1, 2, location of services and changes in level, including where possible. 3, 6 and 8 contained at www.aoa.org.uk/policy- preliminary drainage proposals (such as maintenance safeguarding.htm responsibilities for SUDS—see page 95. Full planning applications Full Applications require all planting and hard Planting specification landscape proposals to be specified as follows: The following minimum standards will apply: • Full botanical name of all plant stock; • Minimum size of plant stock at planting as per the Size at planting Density / spacing Other requirements National Plant Specification; Woodland 60-80 cm height. 1m spacing Include 30% feathered • Expected height and spread of trees. trees of min height 180cm • Planting density, total numbers and/or planting where immediate visual locations; effect required. • Tree pit details, including means of support and Trees - green spaces Extra heavy standard, 14- 2m clear stem protection; 16 cm girth minimum. The • Details of surfacing materials, including grass mixes Council may require larger and paving; dependent on location. • Details of junctions between surfacing; Trees - paved spaces Semi mature, 30-35 cm 2 m clear stem, • Details of walls and fencing, including boundary girth underground guyed. treatments; Minimum 1.2m wide • Details of new play areas and equipment; tree pit. The surface • Site furniture including bin and cycle stores; should be finished with • Details of all functioning landscape elements of either a cover in metal / Sustainable Urban Drainage. corresponding paving / Management and maintenance resin bound gravel. See Details of the intended arrangements and proposed also Hard landscape (page long-term maintenance and management operations 72) for all landscape proposals should be submitted to Hedges 60-80 cm height 250mm spacing in two Protected by post and demonstrate that a high standard of landscaping can offset rows 300mm apart wire fencing be achieved, appropriate to the location of the site. This includes proposals for the adoption or otherwise of landscape features within streets. Shrubs Dependent on species 500-600mm apart Planted in groups of 3-5 of same species For many landscape proposals in the city, the airport operator are required to assess proposed planting and Ground cover Dependent on species 450mm apart Planted in groups of at water features against the risk of attracting birds which least 7 of same species
86 Landscape and biodiversity Water environment 3.7. Water Environment Ensure that properties are not at risk from flooding from watercourses (above or below ground) or from sea
Design developments, including the floor level of buildings, to ensure that properties are not at risk of surface water flooding.
Provide surface water attenuation on site to reduce flooding, due to the development, on surrounding areas. SUDS attenuation—Research Avenue North Integrate Sustainable Urban Drainage Landscape is integrated with the SUDS attenuation Systems into development so that their pond to make it an attractive visual feature. visual, landscape and biodiversity potential New development has the potential to add to brownfield sites or where heavily compacted is maximised. flood risk by leading to an increase in surface ground conditions occur, or where the water runoff and is also at risk from overland introduction of a water feature would conflict flow after heavy rainfall. This can be avoided with CAA’s defined safeguarded area within by the use of Sustainable Urban Drainage which it seeks to reduce the risk of bird strike. Systems (SUDS) through reducing and In most cases, SUDS can help to lower peak delaying runoff at source and encouraging floods and reduce pollution from runoff infiltration, and by ensuring building location entering watercourses. As well as helping and design minimises flooding risk. A range to manage drainage, SUDS can provide of SUDS features are available to designers significant benefits for biodiversity and the including porous paving, green roofs, landscape within development through the swales, safely designed filtration ponds and creation of temporary or permanent wetland Policy References Edinburgh City Local Plan - Des 6, Env 17 attenuation tanks. and ponds. Rural West Edinburgh Local Plan - E45, E46 In certain situations the choice of SUDS Edinburgh Local Development Plan - Des 3, Des 6, Des 7, Env 21 may be limited, for example on constrained
87 Technical guidance
Sustainable Urban Drainage Systems analysis should be undertaken by the developer. The developer must provide details of which body will be responsible for maintenance of individual aspects SUDS are a legal requirement under the Water The developer should provide details of the design of the drainage proposals, and this should be agreed in Environment (Controlled Activities) (Scotland) to allow consideration of the visual impact and advance with the Council and/or Scottish Water. A GIS Regulations 2011 when discharging surface water to amenity by the Council. Innovative and creative drawing identifying ownership boundaries, size, grid the water environment (except from a single dwelling features and landforms as part of the SUDS design reference and responsibility is also required. house or discharge to coastal waters). will be encouraged and quality hard landscape details • Scottish Planning Policy (SPP) also states “Where appropriate to the location. A solution using 1:4 slopes Developers may prefer to combine treatment flooding is an issue, SUDS should be designed to is likely to be inappropriate in relation to landscape. pond with provision for surface water attenuation. mitigate the adverse effects of a storm inflow into The use of fencing to deter access should be sensitively There must be agreement regarding who will have the watercourse or sewer”. designed into the landscape and used only where responsibility for adoption and maintenance of the alternative more visually attractive safety measures enlarged pond ie whether Scottish Water, private • Well designed simple and integrated SUDS will cannot be employed, such as planting in combination owner or the Council. usually prove the most cost effective drainage with shallow gradients. option for the developer. The drainage infrastructure discharging to the Careful consideration should be given to locating treatment ponds must be adopted by Scottish Water • SUDS should be considered at the outset of SUDS within a flood plain. Early consultation is unless the entire system is within the curtilage of one project design in order to maximise the benefits recommended as additional flood risk management premises and privately owned. Either an increased to flood risk management, water quality, amenity, measures may be required by the Council to protect drainage network, or an additional network, or biodiversity, climate change adaptation and the effectiveness of the flood plain. Further details overland flow routing will be required to ensure economic gain. are available from http://www.sepa.org.uk/flooding/ surface water is discharged to the surface water • SUDS is to be considered as an integral part of the flood_map/view_the_map.aspx attenuation pond. Again either Scottish Water approval or confirmation of ownership is required. drainage assessment. The developer is encouraged The developer should discuss the Council’s to use a multi-disciplinary design team involving requirements for dealing with storm events that It is recognised that small, restricted sites may require engineers and landscape architects to ensure the may be greater than the proposed design capacity some relaxation in respect of attenuation volumes on built facility is well integrated into its environment. in relation to “Scottish Government: Delivering site. The SUDS scheme should demonstrate that proposals Sustainable Flood Risk Management”. will not result in a significant increase in run-off and must be designed to meet the requirements of the Scottish Environment Protection Agency (SEPA), SUDS Requirement Why SUDS required Checking Authority Adoption Authority Design Manuals Scottish Water, British Aviation Authority (in relation Roads (eg swales, To reduce, treat and • Roads Dept, Local Roads Dept, Local • SUDS for Roads infiltration, ponds) attenuate, delay surface Authority Authority • Green to birds using ponds), as well as the Council. Water water on the roads Infrastructure— quality improvements through a series of treatment reaching the sewerage Design & mechanisms is preferred to end of pipe control. system Placemaking • Delivering Treatment Ponds / Basins To treat surface water • Treatment Train—SEPA Scottish Water The scheme should positively contribute to the Sustainable prior to discharge into a • Capacity—Council Flood Flood Risk enhancement of biodiversity preferably by using native watercourse, culverted Prevention Management plants and investigate the potential for integrated watercourse or sewerage • Design—Scottish Water, • Sewers for system Council Planning habitat networks. It should be designed as an integral Scotland part of the open space network and landscape design, Surface Water To attenuate surface • Council Flood Prevention Scottish Water; or private • SUDS manual shall be carefully sited, overlooked where possible Attenuation water flows up to the 200 • Council Planning owner • SEPA guidance and designed to minimise risk to public safety. A risk year event • Scottish Water
88 Technical guidance
Surface Water Management Plans be at risk of flooding as a result of these flow paths The development should provide attenuation of A Surface Water Management Plan (SWMP) is and depths. For example, where flowpaths show surface water flows up to the 1 in 200yr event and necessary to assess the flood risk from surface water that water will be directed towards a level access, should be either attenuated on site or other measures and ensure that runoff from the development does or towards an underground car park then possible will be required. Attenuation should be preferably not increase flood risk to properties elsewhere. The preventative measures could include either: above ground and incorporated into the overall SWMP should analyse potential flooding up to a 1 landscape design of the site. The land between the • Change to the internal layout so that the door is in 200yr flood event (a 0.5% Annual Exceedance 1:30 and the 1:200 should be designed to maximise not directly in-line with the flow or change the Probability [AEP]), with an allowance for climate the biodiversity and amenity value of the area and proposed location of the properties. change. It should include details of surface water flow hard works details should be appropriate to the • Raising the floor level and providing a ramp. Floor paths and discharge points for the drainage system. location. A solution using 1:4 slopes is likely to be levels to be raised to a minimum of 200mm. inappropriate in relation to landscape. The long term Surface Water Flow Paths Ground levels either side of the ramp must maintenance, which will either be Scottish Water or a Flow paths of surface water should be considered fall away to enable water to flow around the private factor, requires early agreement. The maximum at the design feasibility stage as they can affect the property. In a terraced situation a fall needs to be discharge rate for the 200 yr attenution should not location and layout of the proposed development. maintained across each individual ramp, either exceed 4.5l/ha/s or the 2 yr greenfield runoff rate, from the centre of a terrace to either side or from Surface water should be dealt with by analysing the which ever is lower. existing and proposed flow paths and depths for one end to the other. surface water runoff. This • Use other design concepts to divert the water should include runoff from around the properties. outwith the site, from • The use of soft landscaping as a form of unpaved areas within the soakaway and reliance on Aco channels site, and from roofs and will not be sufficient as a form of flood paved areas in events prevention or diversion. which exceed the capacity • Care must also be taken that where walls of the drainage system. are built between gardens on the ‘high’ side of a slope gaps are New buildings in the left to avoid trapping development must not water.
Features like walls can be Area designed to attenuate water in a 1 in 200 year event. incorporated provided these are Suitable planting including trees can be incorporated. Space can factored be used for a range of functions like kick about areas. Gently SUDS feature for 1 in 30 year event. Scottish sloping embankments help make the space easier to access. Water will adopt slopes of 1:4 or gentler
89 Technical guidance
Discharge Points for the drainage system The River Environment The flowchart below shows requirements for discharge Flooding points for a range of scenarios. A Flood Risk Assessment (FRA) is required under planning policy and the Flood Risk Management (Scotland) Act 2009 to demonstrate that a proposed Watercourse or Watercourse or Scottish Water “other water “other water Infrastructure (i.e. development is not at risk of flooding in a 1 in 200yr body” privately body” not sewage system) flood event (a 0.5% Annual Exceedance Probability owned privately owned, [AEP]) from a watercourse – this includes watercourses directly that are open or culverted. Scottish Planning Policy (SPP) provides a risk framework to determine the appropriate planning response for three categories of Approval from Letter of Approval flood risk. An allowance for climate change should also private owner in Principal for be included. The assessment should be supplied in a that the discharge discharge from is allowed Scottish Water report format utilising standard industrial software. If available, technical advice can be obtained from the Flood Prevention Unit.
Drainage Treatment Train Discharge to Land raising to protect the development from river through SUDS in line with the Surface Water flooding will not generally be acceptable within latest SUDS manual and SUDS network which functional flood plains. for Roads. Approval from SEPA indirectly that the treatment is sufficient. discharges to Culverts See section on SUDS design. a watercourse SUDS—Upton, England In line with SPP, culverted watercourses should be This SUDS feature is sensitively integrated into the opened up (de-culverted), where appropriate, and Discharge to combined development a natural river environment incorporated into the sewer with SUDS as Image courtesy of Steve Tiesdell Legacy Collection required by local plan development design outline. Culverts and particularly screens on culvert inlets can cause flooding and are a Maximum discharge rates should not exceed 4.5l/s/ha or the 2yr maintenance liability for the owner and the Council. greenfield rate, whichever is the lower. Full calculations must be supplied. Attenuation of surface water volume can be sized within the SUDS pond or separately. It is recognised that small, restricted sites may require some relaxation in respect to allowable discharge. A minimum practical discharge control should be sized above 100mm diameter
Approval from the City of Edinburgh Council for allowable discharge and design of landscape.
SUDS—Malmo, Sweden An Approval in Principle from Scottish Water for the adoption of Sustainable drainage is fully integrated into the design Blocked up culvert the outfall and any associated pipe work leading to the outfall is required and is a major component of this recent development Where possible, culverts should be opened up. Image courtesy of Steve Tiesdell Legacy Collection
90 Landscape and biodiversity Hard landscape Edinburgh’s hard landscape is defined by the carefully specified and have adequate soil 3.8. Hard landscape simple, uncomplicated use of a small palate volume, water and air for healthy growth. Ensure hard landscape design helps reinforce of materials. Raised planters should be avoided since trees Edinburgh’s distinctive character are more likely to suffer restricted growth. Materials should be chosen to define spaces of differing functions, public / private spaces Paving materials should be the same on both and changes in level. The materials should sides of streets. be suited to the character of surrounding buildings especially where the buildings are of special interest or importance. It is expected that new development will comply with the Edinburgh Standards for Streets and Designing Streets. As well as streets, new developments may provide hard landscape areas. To reinforce Edinburgh’s unique character it is Old College expected that the design of these spaces The redesign of the space with a new green and should use hard paving materials found in sandstone paving provides the University of Edinburgh’s the surrounding area, provided that these Old College with a fitting setting. materials already comply with the Edinburgh Standards for Streets. The detail is also important, including ensuring the size of paving is appropriate. Features such as boundary walls, railings, seating, cycle storage or stands etc, should all be carefully coordinated and integrated into the design. Drainage needs to be robust and uncomplicated. Fountainbridge The texture and form of trees improve urban A square has been formed between the new and old buildings. This simple space provides space for the cafe Policy Refs environments such as squares and plazas and to spill out as well as an attractive new route through Edinburgh City Local Plan - Des 5 contribute greatly to the quality of public the development. Rural West Edinburgh Local Plan - E41, E42 realm. Trees in hard landscape need to be Edinburgh Local Development Plan - Des 8
91 Technical guidance
All paving materials should be fully specified, in terms of type, finish, unit size, proposed pattern/ bond and method of laying and jointing. Attention should be paid to how changes in level are addressed, detailing of drainage and correct specification of sub-base and materials where spaces will be subject to vehicular traffic. To avoid awkward cutting and jointing of units around existing and proposed features, appropriately sized or special paving units should be used and carefully coordinated with the layout of street furniture. High St Western Corner Old Town and other conservation areas Areas with significant footfall Traditional materials of Caithness flagstones for paving, In other areas with significant footfall, such as local granite and whinstone kerbs and setts have been centres outwith conservation areas, rectangular used extensively throughout the Old Town and will be precast concrete slabs (coloured grey) should be used. sought here and in other conservation areas around the city with the exception of the New Town.
Lauriston Place Queen Street Fala Place Trees in paving New Town Shared surfaces outwith conservation areas These should be located in larger beds, trenches or In the New Town, sandstone should be used as the Shared surfaces outwith conservation areas need to be linked pits with drainage and irrigation provided. Refer paving material. The paving outside the Scottish kept very simple. If block paving is used, there should to planting specification table pageon 86. Paving should National Portrait Gallery provides a model that should be no more than two tones and these should be grey. be supported independently outwith the tree pit to be used elsewhere in the New Town. avoid paving subsidence. The use of a substantial kerb can deflect road salt from polluting soil around the tree.
92 Landscape and biodiversity Car parking The Council’s Parking Standards set out the along its boundaries. 3.9. Car parking requirements for the numbers of parking It is expected that the quantity of planting Integrate car parking with its surroundings spaces in new development. within car parks will correspond to the through the following approaches. Large expanses of car parking can be visually number of parking spaces required by the intrusive and detrimental to character and development (see parking standards). • Underground and undercroft car parking. appearance of the environment and should 50m² planting is required for every 20 therefore be avoided where possible. Parking • Lay out buildings to define street frontages car spaces (or 250m² of parking space), should not be provided at the expense of and enclose parking. accommodating 4 trees. open space that is needed as setting to development. Where a development proposal For each 100 car spaces an additional 100m² • Provide a framework of tree planting and has sufficient car parking but insufficient open of planting will be required. hedges. space, this may indicate over-development or Planting should be used to clarify pedestrian that the design approach should be changed • Enable safe and direct pedestrian and vehicular circulation and be subdivided circulation and natural surveillance. Underground parking provides the into compartments of 50-100 cars for ease of opportunity to define active street frontages, orientation. Ensure car parking is not provided at the avoid the visual effects of external car parks Design should ensure accidental damage to expense of open space or gardens that are and make efficient use of development land. planting by vehicles is avoided. needed for a development. Undercroft parking can achieve similar Perimeter planting requirements will be objectives, providing the separation between assessed depending on the context of the car ground floor and street level is minimised. park and its surroundings. Surface parking Note that cycle parking also needs to If parking is at ground level, building layout be integrated into the design of any should enclose and enable surveillance development. See Ancillary facilities (page62 ). of external parking at street level. This means that uses like large retail outlets, . supermarkets and offices should be located to the streetward side of development sites with car parking to the rear. The appearance of external car parks should Policy References Edinburgh City Local Plan - Des 3 h), Tra 6 be enhanced by a structure of tree and hedge Rural West Edinburgh Local Plan - E41, E42, TRA 4 planting; arranged both within the facility and Edinburgh Local Development Plan - Tra 4
93 Technical guidance
Car parking standards All roadside layby parking (parallel, angled or perpendicular) will be part of the road and needs to be included in the RCC. It can only be controlled by the Council as a local roads authority and cannot be reserved for residents. This applies whether or not the roads in the RCC are ultimately entered onto the councils list of publicly maintained roads. If a development is within any controlled parking zone any new streets will be included in the zone If private parking is desired, the development will require to provide underground or undercroft parking, or courts in areas not accessible by the public at levels in accordance with the approved parking standards. However the spaces for visitors must be provided in public areas (and included in RCC). There is a restriction on Council residents permits for residents of new developments within CPZs in accordance with the TIEcomm decision of 16 Feb 2011 (http://www.edinburgh.gov.uk/download/meetings/ id/26492/controlled_parking_zone-amendments_to_ residents_permits_eligibility) Landscape in car parks—Gyle Shopping Centre Here the inclusion of robust structural landscape with trees and hedges helps to reduce the potentially negative visual impact of the car park.
94 95 Other information
96 Information required The following information is provided as a guide to exhaustive and additional information may be sought. agree with Planning the information to be submitted in the type of information that may be required for In order to ensure planning applications can be advance of making a planning application. submission with a planning application. The list is non progressed within agreed timescales, applicants should
Description What should it contain / do? Scale What it is required for When Preparation Concept design Detailed Planning application Location Plan This must identify the land to which the proposal relates and its situation in relation to the 1:1250 (1:2500 For all planning applications locality - in particular in relation to neighbouring land (land which has a common boundary acceptable in or within 20 metres of the boundary of the land for which development is proposed). countryside) Site plan a) the direction of North 1:500 or 1:200 For all planning applications b) general access arrangements, landscaping, car parking and open areas around buildings (A scale bar c) The proposed development in relation to the site boundaries and other existing buildings should be on the site, with written dimensions including those to the boundaries shown) d) Where possible, all the buildings, roads and footpaths on land adjoining the site including access arrangements; e) The extent and type of any hard surfacing; f) Boundary treatment including walls or fencing where this is proposed. Existing and a) the direction of North 1:100 (1:200 may For all full planning applications and where relevant proposed floor b) explain the proposal in detail; be acceptable for approval of matters specified in condition (AMC) plans c) show where existing buildings or walls are to be demolished; for very large applications. These may also be required for some d) show details of the existing building(s) as well as those for the proposed development; buildings where planning permission in principle applications. Pre e) show new buildings in context with adjacent buildings (including property numbers 1:100 would application advice can be provided to determine this. where applicable). not fit on an A1 sheet) (A scale bar should be shown)
Existing and a) show the proposed works in relation to what is already there; proposed b) show all sides of the proposal; elevations c) indicate, where possible, the proposed building materials and the style, materials and finish of windows and doors; d) include blank elevations (if only to show that this is in fact the case); e) where a proposed elevation adjoins another building or is in close proximity, the drawings should clearly show the relationship between the buildings, and detail the positions of the openings on each property.
97 Description What should it contain / do? Scale What it is required for When Preparation Concept design Detailed Planning application Existing and a) show a cross section(s) through the proposed building(s); 1:100 (1:200 may For all full planning applications and where relevant proposed site b) where a proposal involves a change in ground levels, show both existing and finished be acceptable for approval of matters specified in condition (AMC) sections levels to include details of foundations and eaves and how for very large applications. These may also be required for some encroachment onto adjoining land is to be avoided; buildings where planning permission in principle applications. Pre c) include full information to demonstrate how proposed buildings relate to existing site 1:100 would application advice can be provided to determine this. levels and neighbouring development; not fit on an A1 d) show existing site levels and finished floor levels (with levels related to a fixed datum sheet) point off site), and also show the proposals in relation to adjoining buildings (unless, in (A scale bar the case of development of an existing house, the levels are evident from floor plans and should be elevations). shown) Roof plans To show the shape of the roof and specifying details such as the roofing material, vents and their location. Soft landscape Plan that show the details of all proposed planting complete with accompanying planting 1:200 For all applications where soft landscape is proposed. plan schedule. This should include levels against Ordnance Survey datum. As well as the planted (A scale bar For applications with limited soft landscape this can be size, the eventual tree canopy spread should be shown on drawings. should be combined with a hard landscape plan. shown) Hard landscape Plan that shows the proposed hard landscape materials including surface finishes, street For all applications where hard landscape is proposed. plan furniture, boundary treatments. This should include levels against Ordnance Survey datum. For applications with limited hard landscape this can be combined with a soft landscape plan. Design See Design and access statements (page 14). Applications for planning permission for local Statement development within: a) a World Heritage Site; b) a conservation area; c) a historic garden or designed landscape; d) a National Scenic Area; e) the site of a scheduled monument; or f) the curtilage of a category A listed building will require a design statement unless the development comprises the alteration or extension of an existing building. Design See Design and access statements (page 14). Applications for planning permission for major and access developments. Not required for applications for planning statement permission in principle. Sustainability A completed City of Edinburgh Council S1 Sustainability Statement Form All new developments apart from domestic Statement alterations and extensions and change of use for local Form developments) Tree protection A survey in accordance with BS 5837:2012. 1:200 preferred. For sites where there are trees with a stem of more than information 1:500 may be 75mm in diameter at 1.5m above ground level on or appropriate within 12m of the site. A tree constraints plan in accordance with BS 5837:2012. on larger sites where 1:200 A tree protection plan would not fit onto A1 paper.
98 Description What should it contain / do? Scale What it is required for When Preparation Concept design Detailed Planning application Habitat and Surveys in accordance with the requirements of the Biodiversity (page 79) section of this guidance. Where it has been identified that development may protected affect protected species or habitats. species surveys Stage 1 quality A strategic assessment of a range of issues relating to the design of streets that can include the following issues: For applications for planning permission in principle audit An audit of visual quality that involve that involve the design of streets and routes A review of how the street will be used by the community particularly where there are tensions between different A road safety audit objectives. An inclusive access audit A walking audit A cycle audit. Designing Streets (page 58) contains more information about Quality Audits. Stage 2 quality A detailed assessment of the issues raised in a stage 1 quality audit. Applications for full planning permission and approvals of audit matters specified in condition that involve the design of streets and routes. Transport In accordance with the Transport for Scotland—Transport Assessment & Implementation: A Guide. The following are indicative of when a transport assessment assessment will be required. Description Gross Floor Area greater than Food retail 1000m² Non-food retail 1000m² Cinemas and conference facilities 1000m² Leisure facilities 1000m² Business 2500m² Industry 5000m² Distribution and warehousing 10000m² Hospitals 2500m² Higher and further education 2500m² Stadia more than 1500 seats Housing more than 100 dwellings Flood risk A note can be requested from Planning that sets out the Council’s requirements for flood risk assessment and For all major planning applications. assessment and surface water management plans surface water management Noise Impact In accordance with requirements of Scottish Government’s Technical Advice Note—Assessment of Noise Pre application advice will help determine whether a NIA Assessment is required.
Contacts David Givan [email protected] 0131 529 3679 Emma Rigg [email protected] 0131 529 3794
99 You can get this document on tape, in Braille, large print and various computer formats if you ask us. Please contact ITS on 0131 242 8181 and quote reference number 13-0165. ITS can also give information on community language translations. You can get more copies of this document by calling 529 3679 or 529 3794. Guidance for Businesses
February 2014 Guidance for Businesses
Who is this guidance for? Business Gateway Guidance for Businesses Listed Buildings & February 2014 Conservation Areas This guidance is intended to assist businesses in Business Gateway offers businesses free practical February 2014 preparing applications to change the use of a property help and guidance. Whether you’re starting up or or carry out physical alterations. already running a business, we provide access to business support and information services. Policy Context To get more information on how we can help your This document interprets policies in the Edinburgh business, or to book an appointment with our Guidance for Edinburgh Design City Local Plan. Relevant policies are referenced in experienced business advisers please contact our Householders Guidance each section and should be considered alongside this Edinburgh office. December 2012 May 2013 document. For more information on how Business Gateway can For properties in the rural west, the Rural West help your business see page 20. Edinburgh Local Plan sets out the equivalent Contact details: provision. Business Gateway (Edinburgh Office) Developer Contributions Street Design & Affordable Housing Guidance Further Information Waverley Court February 2014 2014 4 East Market Street If you require any further information or Edinburgh clarification after reading this document, please EH8 8BG visit our website at www.edinburgh.gov.uk/ Tel: 0131 529 6644 Misc: Student Housing, Communications Infrastructure, Open Space Strategy etc. planning or contact the Planning Helpdesk on 0131 529 3571. Email: [email protected]
Web: www.bgateway.com Listed Buildings and Conservation Areas If the building is listed or located within a Conservation Area, guidance on Listed Buildings and Conservation Areas must also be considered. Additionally, boxes throughout this guideline give specific information relating to Listed Buildings and Conservation Areas. To check whether your property is listed or This guidance was initially approved in December 2012 and incorporates additional text on short stay commercial leisure located within a conservation area, the Council’s online map can be used. apartments approved in February 2013, and minor amendments approved in February 2014. Contents
Page Page Page
Do I Need Planning Permission? 4 Changing to a Food or Drink Use 8 Altering a Shopfront 13 Understanding your shopfront Planning Permission When is planning permission required? Context What is a change of use? Changing a shop to Class 3 use or hot food takeaway New Design Listed Buildings and Conservation Areas Selling cold food for consumption off the premises Paint and Colour What Other Consents Might Be Required? 5 What should I do if it is permitted development? Security Listed Building Consent What to consider if planning permission is required Blinds and Canopies Advertisement Consent Protecting Shops Automatic Teller Machines Building Warrant Restaurants, cafés, snack bars and other Class 3 Uses Air Conditioning and Refrigeration Road Permit Hot food takeaways Licensing Public houses, entertainment venues and hotels outwith Signage and Advertisements 20 Table and Chairs Permit Class 7 (Hotels and Hostels) Projecting and Hanging Signs Biodiversity Ventilation Fascia Trees Design Princes Street Changing a Residential Property to a 6 Noise Directional Signs Guest Houses Commercial Use Changing a Commercial Unit to 11 When is planning permission required? Residential Use Business Gateway 22 Using your home as a guest house When is permission required? Short Stay Commercial Leisure Apartments Private day nurseries What to consider if planning permission is required Running a business from home Protected shops What should I do if it is permitted development? Amenity What to consider if planning permission is required Design Amenity Retain the shopfront Road safety and parking Simple contemporary design Parking in gardens Residential appearance Flatted properties Consider the privacy of residents Conditions General Advice
Do I need Planning Permission? What Other Consents Might Be Required?
Planning Permission What is a change of use? Listed Buildings and Conservation Planning permission is required for many alterations, Most properties are classified under categories known additions and changes of use. However, some work as a ‘Use Class’. For example, shops are grouped Areas can be carried out without planning permission; this under Class 1 and houses under Class 9. Some uses Fewer alterations are considered to be permitted is referred to as ‘permitted development’. Permitted fall outwith these categories and are defined as ‘sui development and most changes to the outside of development rules are set out in legislation. generis’, meaning ‘of its own kind’. This is set out in a building, including changing the colour, require The Use Classes (Scotland) Order 1997 (Amended in planning permission. More information on other Common enquiries are set out in the relevant chapters 1998). consents which may be required is included on of this document and The City of Edinburgh Council the next page. website. The Planning Helpdesk can also be contacted Moving to a different use class is known as a change for further information or informal clarification. of use and may require planning permission, although some changes between use classes are allowed If you believe your building work is ‘permitted without planning permission. Planning permission development’, you can apply for a Certificate of is not required when both the present and proposed Lawfulness. This is a legal document from the Council uses fall within the same ‘class’ unless there are which confirms that the development is lawful and can specific restrictions imposed by the council. The go ahead. Scottish Government Circular 1/1998 contains guidance on use classes.
Page 4 February 2014 General Advice General Advice
What Other Consents Might Be Required?
is not required. Please contact Building Standards Biodiversity Listed Building Consent for more information on 0131 529 7826 or email Some species of animals and plants are protected [email protected]. Listed building consent is required for works by law. Certain activities, such as killing, injuring or affecting the character of listed buildings and Road Permit capturing the species or disturbing it in its place of also applies to the interior of the building and shelter, are unlawful. It is also an offence to damage You must get a permit from the Council if you want any buildings within the curtilage. Planning or destroy a breeding site or resting place (or obstruct to carry out work in or occupy a public street. A road permission may also be required in addition access to). to Listed Building Consent. If your building is permit will be required if forming a new access or listed, specific guidance on Listed Buildings and driveway or if placing a skip or excavation in a public If the presence of a European Protected Species (such Conservation Areas must also be considered along road. It will also be required for scaffolding or to as a bat, otter or great crested newt) is suspected, a with this document. occupy a portion of the road to place site huts, storage survey of the site must be taken. If it is identified that containers, cabins, materials or contractors plant, an activity is going to be carried out that would be to put up a tower crane or to operate mobile cranes, unlawful, a license may be required. Advertisement Consent hoists and cherry pickers from the public highway. For Advertisements are defined as any word, letter, more information contact the Areas Roads Manager in More information on European Protected Species, model, sign, placard, board, notice, awning, blind, your Neighbourhood Team for more information. survey work and relevant licenses is available on the device or representation, whether illuminated or not, Scottish Natural Heritage website. and employed wholly or partly for the purpose of Licensing Trees advertisement, announcement or direction. Some activities, such as the sale and supply of alcohol If there are any trees on the site or within 12 meters While many advertisements require express consent, or late hours catering, require a licence. Please contact of the boundary, they should be identified in the certain types do not need express consent as they Licensing for more information on 0131 529 4208 or application. Please refer to the Edinburgh Planning have ‘deemed consent’. You can check this by email [email protected]. Guidance on Trees and Development for advice. consulting The Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984 Table and Chairs Permit All trees in a Conservation Area or with a Tree or by seeking advice at the Planning Helpdesk. If your business sells food and drink you may be able Preservation Order are protected by law, making it a Advertisements displayed in accordance with to get a permit from the Council to put tables and criminal offence to lop, top, cut down, uproot wilfully, the advert regulations do not require planning chairs on the public pavement outside your business. damage or destroy a tree unless carried out with the permission. consent of the council. The planning Helpdesk can be A tables and chairs permit allows you to put tables and contacted for more information on 0131 529 3550 or Building Warrant chairs on the public pavement between 9am and 9pm, seven days a week and is issued for either six or twelve email [email protected]. Converted, new or altered buildings may require months. For more information please email tables. a building warrant, even if planning permission [email protected] or phone 0131 529 3705. February 2014 Page 5 From Residential to Commercial Use
Changing a Residential Property to a Commercial Use
Some common enquiries are given below. Please Private day nurseries What does this chapter cover? contact the Planning Helpdesk for more information or The change of use from a residential property to a clarification or email [email protected]. Changes of use to: private day nursery requires planning permission. • guest houses Using your home as a guest house Where child minding is undertaken from a residential • short stay commercial leisure apartments Planning permission will not be required for the use of property, whether a change to a private day nursery • private day nurseries a house as a bed and breakfast or guest house if: has occurred will be assessed on a case by case basis. Consideration will be given to the number of children, • running a business from home • The house has less than four bedrooms and only the frequency of activity and the duration of stay. The one is used for a guest house or bed and breakfast criteria under ‘Running a business from home’ should The Council provides separate guidance on change purpose also be considered. of use to Houses in Multiple Occupation (HMOs). • The house has four or more bedrooms and no more This guideline is not intended to address new hotel than two bedrooms are used for a guest house or Running a business from home development which is covered by the Edinburgh City bed and breakfast purpose Local Plan Emp 5 – Hotel Development. Proposals which comply with all the following may not Planning permission will always be required if a flat need planning permission, but always check with the Where an extension to a residential property is is being used as a guest house or bed and breakfast, council first. required to then run a business from home, please regardless of the number of rooms. refer to the Householder Guidance to understand what • There should be no change in the character of the permissions are required to do this. Short Stay Commercial Leisure dwelling or the primary use of the area. For example signage, display of commercial goods, increased Apartments When is planning permission pedestrians and vehicular movements, noise etc. The change of use from a residential property to short • There should be no more than the parking of a small required? stay commercial leisure apartments may require vehicle used for commercial and personal purposes planning permission. In deciding whether this is the Some activities within a residential property can be within the curtilage of a dwelling house. undertaken without requiring planning permission. case, regard will be had to: • Any ancillary business should not be detrimental • The character of the new use and of the wider area What should I do if it is permitted to the amenity of the area by reason of noise, • The size of the property vibration, smell, fumes, smoke, ash, dust, or grit. development? • The pattern of activity associated with the use • There should be no impact on the amenity or including numbers of occupants, the period of use, If you believe planning permission is not character of the area as a result of visitors or issues of noise, disturbance and parking demand, required, you can apply for a Certificate of deliveries to the property. Lawfulness for legal confirmation. and • The nature and character of any services provided. Page 6 February 2014 From Residential to Commercial Use
• The primary use of the property must be domestic In the case of short stay commercial leisure building is not likely to be supported and there is and any members of staff on the premises should apartments, the Council will not normally grant normally a presumption against loss of original have no impact on the amenity and character of the planning permission in respect of flatted properties walling and railings and loss of gardens. Further property. where the potential adverse impact on residential information on the design of parking in gardens can amenity is greatest. be found in the Guidance for Householders. What to consider if planning In the case of private day nurseries, whether nearby Flatted Properties permission is required residential uses overlook the garden will also be considered. This is due to the potential for increased Change of use in flatted properties will generally only Sets out the exceptional noise to those households. be acceptable where there is a private access from circumstances when a use can be Policy Hou 6 the street. Nurseries must also benefit from suitable changed from housing. However, if Road Safety and Parking garden space. the criteria below are met, the loss Car parking requirements must comply with the. of a single unit will be considered Conditions This defines the levels of parking that the Council acceptable as an exception. Parking Standards will permit for new development If a proposal has the potential to result in impacts a) the property provides a poor and depends on the scale, location, purpose of use then these should be addressed at the outset so they living environment which could and the number of staff. Parking levels will also be can be considered by the case officer. Examples of not readily be improved dependant on the change of use and proximity to information that may be required include: public transport. b) the proposal is for a use that • An acoustic report if there is potential for noise will benefit the local community The existing on-street parking and traffic situation impact. without loss of amenity for will be important considerations in this assessment. • Details of ventilation systems if the application has neighbouring residents. The location should be suitable to allow people and the potential to create odour problems, and details deliveries to be dropped-off and collected safely. Sets out when uses will not of the noise impact of any proposed ventilation This is especially important for children going to and be permitted in predominately system. Policy Hou 8 from a private day nursery. The potential impact on residential or mixed use areas i.e. vulnerable road users – cyclists and pedestrians – will • Details of any plant and machinery uses which would have a materially also be a consideration. detrimental effect on the living • Details of attenuation measures if structure-borne and air-borne vibrations will occur. conditions of nearby residents. Parking in Gardens Amenity The provision of new car parking should have regard to character and setting of the property and should Proposals for a change of use will be assessed normally preserve a reasonable amount of front in terms of their likely impact on neighbouring garden. In a conservation area parking in the front residential properties. Factors which will be garden would only be considered if there was an considered include background noise in the area and established pattern and it was part of the character proximity to nearby residents. of the area. Parking in the front garden of a listed
December 2012 Page 7 Food and Drink Uses
Changing to a Food or Drink Use
When is planning permission Selling cold food for consumption off the What does this chapter cover? required? premises Uses such as: Some food and drink uses do not require planning Businesses selling cold food for consumption off the permission. Information on some common enquiries premises, such as sandwich bars, fall within Class 1 • Restaurants, cafes and snack bars (Class 3) is given on this page. Please contact the Planning shop use. If the building is already in use as a shop Helpdesk on 0131 529 3550 for further information or then permission is not required. • Hot food takeaways (Sui Generis) informal clarification. Some secondary uses alongside the main uses also • Cold food takeaways which are classed as a do not need permission; this is dependant on the shop (Class 1) Changing a shop to Class 3 use or hot scale of the activity. food takeaway • Public houses and bars (Sui Generis) Ancillary uses which are not likely to require planning Planning permission is required for a change of use permission in addition to a Class 1 shop use are: • Class 7 uses (hotels and hostels) licensed or from a shop to a hot food takeaway or to a Class intending to be licensed for the sale of alcohol 3 use, such as a café or restaurant. Whether this • The sale of hot drinks to persons other than residents or persons change has, or will occur will be determined on a case other than those consuming meals on the • The provision of one microwave oven and/or one by case basis. Regard will be given to: concentration soup tureen premises. i.e. with a public bar. of such uses in the locality, the scale of the activities • Seating constituting a very minor element to the It does not include: and character and appearance of the property. Other considerations are the impact on vitality and viability, overall use. The limit will vary according to the size • Class 7 uses (hotels and hostels) without a the effect on amenity and potential road safety and and layout of the premises public bar. parking problems. • An appropriately sized café in a larger unit, such as a department store, if it is a relatively minor proportion of the overall floorspace and operates primarily to service the shop’s customers.
What should I do if it is permitted development? If you believe planning permission is not required, you can apply for a Certificate of Lawfulness for legal confirmation.
Page 8 February 2014 Food and Drink Uses
What to consider if planning Restaurants, cafés, snack bars and other Proposals in predominantly housing areas will not permission is required Class 3 Uses normally be permitted. Proposals will be supported in principle in the Where a restaurant’s trade is primarily in-house dining Protecting Shops following locations: but a minor element is take-away food then this still Set out which locations a non-shop falls within the Class 3 use. Where take-away is a Policies Ret 8-11 • Throughout the Central Area use is acceptable. These policies minor component of the business it will not require should be considered if a shop will • In designated shopping centres planning permission. be lost as part of the changes. In • In existing clusters of commercial uses, provided Public houses, entertainment venues some areas of the City, the loss of it will not lead to an unacceptable increase in a shop use will not be permitted. In disturbance, on-street activity or anti-social and hotels outwith Class 7 (Hotels and other areas, certain criteria must be behaviour to the detriment of the living conditions Hostels) met. of nearby residents. In all locations, these uses should be located so as to impinge as little as feasible on residential Policy Hou 8 sets out when uses will not be Proposals in predominantly housing areas will not permitted in predominantly normally be permitted. surroundings. Accordingly, such developments, with residential or mixed use areas. the exception of public houses designed as part of a new build development, will not be allowed under or Sets out when food and drink Hot Food Takeaways Policy Ret 12 in the midst of housing1 establishments will not be With the exception of proposals within areas of permitted. restriction (shown on the next page), proposals will be There will be a presumption against new public supported in principle in the following locations: houses and entertainment venues in the areas of restriction (shown on Page 10). Proposals for • Throughout the Central Area extensions to venues in the areas of restriction will • In designated shopping centres only be accepted if there will be no adverse impact of • In existing clusters of commercial uses, provided the residential amenity caused by night time activity. it will not lead to an unacceptable increase in Proposals in predominantly housing areas and disturbance, on-street activity or anti-social residential side streets will not normally be permitted. behaviour to the detriment of the living conditions of nearby residents. Proposals in the areas of restriction will only be accepted if there will be no adverse impact upon existing residential amenity caused by night-time activity. Where acceptable, this will normally be [1] “Under or in the midst of housing” means a) where there is existing residential property above the application site or premises; or b) where controlled through conditions restricting the hours of there is existing residential property immediately adjoining two or operation to 0800 to 2000. more sides of the building or curtilage comprising the application site. “Residential property” means dwelling houses, flats or houses in multiple occupancy and includes any vacant units.
December 2012 Page 9 Food and Drink Uses
Ventilation If the use is acceptable in principle, establishments with cooking on the premises must satisfy ventilation requirements to ensure that they do not impinge on the amenity of the residential area or other neighbourhoods. An effective system for the extraction and dispersal of cooking odours must be provided. Details of the system, including the design, size, location and finish should be submitted with any planning application. A report from a ventilation engineer may also be required where it is proposed to use an internal route in an existing building for ventilation ducting. The ventilation system should be capable of achieving 30 air changes an hour and the cooking effluvia ducted to a suitable exhaust point to ensure no cooking odours escape or are exhausted into neighbouring premises. Conditions shall be applied to ensure the installation of an effective system before any change of use is implemented, and/or the restriction of the form and means of cooking where necessary. On a listed building or in a conservation area, the use of an internal flue should be explored before considering external options. The flue would need planning permission and listed building consent in its own right. Design Any external duct should be painted to match the colour of the existing stonework to minimise its visual impact. Location Ventilation systems should be located internally. Where this is not practicable, systems located to the rear may be considered. Noise Conditions may be put in place to ensure that there is no increase in noise that will affect the amenity of the area.
The map identifies areas of restriction. These are areas of mixed but essentially residential character where there is a high concentration of hot food takeaways, public houses and entertainment venues.
Page 10 December 2012 Changing to Residential Use
Changing a Commercial Unit to Residential Use
When is permission required? Amenity Minimum Gross Number of Bedrooms Planning permission is required to convert a business Policy Hou 5 Sets out the criteria to be met by Floor Area (sq m) to a house or flat. Permission will also be required proposals to convert to residential for physical alterations to any external elevation. use. Studio 36 Listed building consent, where relevant, may also be Applications for a change of use will need to prove required. that the quality and size of accommodation created is 1 (2 persons) 52 satisfactory. What to consider if planning Units with insufficient daylight will be unacceptable; 2 (3 persons) 66 permission is required proposals should fully meet the council’s daylight Protected shops requirements in its Guidance for Householders. Basement apartments with substandard light will only 2 (4 persons) 81 Policies Ret 8-11 set out when a non-shop use be accepted where the remainder of the created unit is acceptable. They should be represents a viable unit in its own right with regards to considered if a shop will be lost as adequate daylight. 3 (4 persons) 81 part of the changes. Dwelling sizes should meet the following minimum In some areas of the city, the loss of a shop use will requirements and exceeding these standards is Larger Dwellings 91 not be permitted. In other areas, certain criteria must encouraged. Rooms such as en-suite facilities and be met. These policies should be considered for more utility rooms do not contribute to the minimum gross information. floor area. Provision of cycle and waste storage is encouraged and may be required in some instances.
February 2014 Page 11 Changing to Residential Use
Design Simple contemporary design A design with a residential appearance may be appropriate in residential areas but not within a row of shops. New designs should be of a high quality and respect their context
1. Consider the architectural or historic merit of the shopfront and its context and identify an appropriate design from one of the following three basic approaches.
Retain the shopfront Royal Park Terrace
Simple contemporary designs are often the most Consider the privacy of residents successful. The existing structural openings should be To create privacy within the property, shutters or retained and any features of architectural or historic moveable screens behind the window could be merit retained and restored. High quality materials considered as an alternative to frosted glass. Where should be used. considered acceptable, frosted glass should not A simple contemporary design could be used in occupy more than 50% of the height of the window. residential areas or within a row of shops. Retaining recessed doors also provides a degree of separation from the street. Metal gates could also be Residential appearance added. Conversions with a residential appearance are rarely Henderson Street successfully achieved. Attention should be paid to structural openings, materials and detailing to ensure Retaining the existing shopfront and adapting it for the new residential property does not stand out from residential use is a simple method of conversion its context. and ensures the property fits well within its context. Where the shopfront is of architectural or historic Windows which are a version of those on the upper merit this will be the only appropriate design. floors in terms of proportions, location and detail are usually most appropriate. Doors should relate to A design which retains the shop front could be used in the scale of the building and should not result in a residential areas or within a row of shops. cluttered appearance. Paint work should be removed to expose the stone or toned to match the building above.
Page 12 December 2012 Altering a Shopfront
Altering a Shopfront
There should always be a presumption to improve, where possible, a poor shopfront.
Understanding your shopfront
Policy Des 12 sets out the principles for altering a shopfront Pilasters
1. Consider the period of the building and the style of the shopfront Shopfronts come in many styles, reflecting the different periods of architecture in Edinburgh. Those of architectural merit or incorporating traditional features or proportions should be retained and restored. 2. Determine whether there are any original Cornice or important architectural features or proportions which need to be retained The pilasters, fascia, cornice and stallriser form a frame around the window and should be retained. Recessed doorways, including tiling, should not be removed. Original proportions should be retained.
Stallraiser
February 2014 Page 13 Altering a Shopfront
3. Identify any inappropriate additions which Context should be removed Good Example Large undivided areas of plate glass can be At 37-41 Nicolson Street, Edinburgh, restoration Shopfronts should be designed for appropriate within a small shopfront, however over a work has been carried out to remove modern their context larger area can appear like a gaping hole over which additions and unveil the original Victorian the upper storeys look unsupported. shopfront of ‘McIntyre’s Drapery Stores’. 1. Consider the relationship of the frontage to Architectural features, including the cornice, Large deep fascia boards and other claddings should the rest of the street be removed and any original features reinstated. pilasters and glazing bars have been exposed. Views into the store have now been opened up The relationship of the frontage to the established and the shop is more noticeable in the street. street pattern should be considered, particularly 7 in terms of fascia and stallriser height and general proportions. Alterations should preserve and strengthen the unity of the street. 3
Deep Fascia 3
Proportions 7 7
Cladding Page 14 December 2012 Altering a Shopfront
One shopfront across two separate buildings will New Design not normally be acceptable as it disrupts the vertical Good Examples rhythm of the facades above. New designs should be of a high 3 quality and respect their surroundings
1. Identify the features or proportions which will need to be retained or restored The pilasters and frame should be retained, even if the rest of the frontage is not of sufficient quality to merit retention. St Stephen Street Poorly designed fascias and pilasters do not make up a well composed frame. Pilasters should not be flat to the frontage and fascias should not exceed 7 one-fifth of the overall frontage height or be taken over common staircases. Stallrisers should be in proportion to the frontage. Cornice which continues from the adjacent frontages will require to be restored. No part of the frontage should be located above this.
William Street 2. Consider the design and materials to be used Where a new frontage is considered appropriate, there 2. Consider the relationship to features on the is no particular correct style. Modern designs will be upper floors considered acceptable providing they incorporate Where units have a narrow high quality materials, are well proportioned, and frontage and vertical retain any features of architectural merit. emphasis, they should Reproduction frontages should be based on sound retain their individual historical precedent in terms of archival evidence or integrity, rather than surviving features. attempting to achieve uniformity with adjoining Appropriate spacing and cornice should be used to properties. create a visual break between the frontage and the
Grassmarket building above.
December 2012 Page 15 Altering a Shopfront
Paint and Colour Good Examples Good Example When is permission required? Planning permission, and where relevant listed building consent, will be required to paint a building which is listed or within a conservation area, including a change of colour. Planning Permission will not be required to paint an unlisted building out with conservation areas. However the painting and colour of a building should reflect its character and the area. Barclay Place
Victoria Street
Listed Buildings and Conservation Areas Paint Unpainted stonework and other good quality materials should not be painted. Colour Schemes
Bread Street The creation of a strong identify for a business must come second to an appropriate balance with the context. Colour schemes should clarify the architectural form and not apply alien treatments and design. The most successful are simply schemes which employ only one or two colours. In general, natural and traditional materials, such as timber, stone, bronze, brick and render should be Muted or dark colours are preferable. used. These should be locally sourced from renewable Uniform Appearance or recycled materials, wherever possible. Frontages clad in incongruous materials will not be acceptable. Coordinated paint schemes are encouraged and should be retained where present. In particular, common details, such as arches and pilasters, should have a uniform treatment. Similar lettering and signage should also be used. The range of colours within a block should be limited.
Page 16 December 2012 Altering a Shopfront
Security 3. Identify an appropriate shutter design Where there is evidence of early timber shutters, they should be restored to working order or replaced to Solid roller shutters are unacceptable. They do not 1. Determine whether match. allow window shopping at night, the inability to a security device 3 view the inside of the shop can be a counter security is necessary and measure and they tend to be a target for graffiti. 3 consider alternative solutions Security devices should 7 not harm the appearance of the building or street. Toughened glass or mesh grilles could be used as an alternative to security 3 shutters. 2. If a device is considered acceptable, consider Roller shutters of the its location in relation to the window non-solid type may be 3 acceptable in a perforated, Where shutters are not common within the immediate lattice, brick bond or open area, they should be housed internally, running weave pattern. Shutters behind the window. made up of interlocking 3 Elsewhere, shutters should be housed behind the clear polycarbonate fascia or a sub-fascia. sheets running externally to the glass may also be Shutters should not be housed within boxes which acceptable. project from the front of the building.
3 7 Listed Buildings and Conservation Areas Externally mounted shutters will not be considered acceptable. The most appropriate security method is toughened glass. Internal open lattice shutters or removable mesh grilles may also be acceptable. Metal gates are most appropriate on recessed doors. Shutters should be painted an appropriate colour, sympathetic to the rest of the frontage and immediate area.
December 2012 Page 17 Altering a Shopfront
Blinds and Canopies 2. If acceptable, consider the location of the 3. Determine an appropriate design and blind or canopy materials 1. Consider whether a blind or canopy is Blinds and canopies should fold back into internal box Blinds and canopies must be made of high quality appropriate on the building housings, recessed within the frontage. They must not fabric. Shiny or high gloss materials in particular will Blinds and canopies should not harm the appearance be visually obtrusive or untidy when retracted. not be supported. of the building or street. An advert, including a company logo or name, on a Traditional projecting roller blinds, of appropriate 3 blind or canopy will need advertisement consent. quality, form and materials, will be considered generally acceptable Dutch canopies will not be acceptable on traditional frontages where important architectural elements would be obscured.
Listed Buildings and Conservation Areas Dutch canopies will not be acceptable on listed buildings or in conservation areas. Boxes housing blinds and canopies that project from the building frontage will not be acceptable.
Blinds and canopies will not be considered acceptable Blinds and canopies will not be acceptable above the on domestic fronted buildings. ground floor level. Solar glass and film are acceptable alternative methods of protecting premises from the sun, 7 providing they are clear and uncoloured.
Page 18 December 2012 Altering a Shopfront
Automatic Teller Machines It will normally be acceptable to fix units to the rear Externally, ATMs should be located in a concealed wall. These should be located as low as possible. 1. Consider whether an ATM will be acceptable position on the façade, within an inner vestibule or on a side elevation. ATMs should not impact upon the character of the Design building or area. ATMs should not be fitted to finely detailed Units should be limited in number, as small as façades or shopfronts of historic or architectural practicably possible and painted to tone with the Free standing ATMs add to street clutter and will not merit. They will not be acceptable where stone surrounding stonework or background. be considered acceptable. frontages, architectural features or symmetry will be disturbed. New slappings (knocking a hole ATMs may be considered acceptable when integrated through a wall to form an opening for a door, Listed Buildings and Conservation into a frontage, providing no features of architectural window etc) will be discouraged. or historic interest will be affected and the materials Areas and design are appropriate. Only one ATM will be allowed on the exterior of The preferred location for units on listed any building. buildings and within conservation areas are: 2. If acceptable, consider the location, design Where acceptable, the ATM should not be • standing within garden or courtyard areas and access surrounded by coloured panels or other devices (subject to appropriate screening and discreet Consideration should be given to pedestrian and road and signage should not be erected. The ATM and ducting) any steps or railings, where necessary, should safety. Terminals should be sited to avoid pedestrian • Within rear basement areas congestion at street corners and narrow pavements. be formed in high quality materials and be The assessment of the impact on road safety will appropriate to the area. Surrounding space should • Inconspicuous locations on the roof (within match the façade in material and design. roof valleys or adjacent to existing plant). include any potential increase in the number of However, in the New Town Conservation Area vehicles stopping, visibility and sightlines. Permissions Required and World Heritage Site, aerial views will also The use of steps for access to ATMs should be avoided be considered. ATMs which materially affect the external appearance and the units should be suitable for wheelchair of a building require planning permission. Listed • Internally behind louvers on inconspicuous access. elevations. This should not result in the loss of building consent may also be required for an ATM on original windows. Where ATMs are removed, the frontage should be a listed building. In addition, advertisement consent reinstated to match the original. may be required for any additional signage. Where it is not practicably possible to locate units in any of the above locations, it may be acceptable to fix units to the wall of an Listed Buildings and Conservation Air Conditioning and Refrigeration inconspicuous elevation, as low down as Areas Location possible. Units should be limited in number, as small as Consideration should first be given to locating Air conditioning and refrigeration units should the ATM internally. For guidance on internal practicably possible and painted to tone with the not be located on the front elevation or any other surrounding stonework or background. alterations, consider the Listed Buildings and conspicuous elevations of buildings, including roofs Conservation Area guidance. and the flat roofs of projecting frontages. Ducting must not detract from the character of the building.
December 2012 Page 19 Signage and Advertisements
1. Consider the scale, location and materials of Projecting and Hanging Signs the advertisement and any lettering Traditional timber designs are most appropriate on High level signage is not normally considered traditional frontages. acceptable.
Maximum projection 1m
Princes Street
Maximum total area Projecting signs and banners will not be permitted. 0.5m2 Illumination must be white and static.
Listed Buildings and Conservation Maximum one per unit Areas Signage obscuring architectural details is not acceptable. Minimum distance from pavement 2.25m Signage should be timber, etched glass or stainless steel; synthetic materials are not appropriate. Signage should harmonise with the colour of the shopfront. Fascia Projection no more than half the width of the Letters must be individual and hand painted. pavement Box fascia signs applied to existing fascias are not considered acceptable. On buildings of domestic character, lettering or NB. Dimensions may be reduced for smaller frontages projecting signs are not acceptable. Guidance on Individual lettering should not exceed more than two alternative signage is given on the next page. thirds the depth of the fascia, up to a maximum of 450mm. Page 20 February 2014 Signage and Advertisements
2. Consider an appropriate method of 3. Consider alternative advertisements illumination Listed Buildings and Conservation Internal Advertisements External illumination will only be acceptable if Areas Advertisements behind the glass should be kept unobtrusive. to a minimum to allow maximum visibility into the Basement properties Individual letters should be internally or halo lit. premises. Basement properties may be identified by a Discreet spotlights painted out to match the backing name plate or modest sign on the railings, material or fibre optic lighting may also be acceptable. or where they don’t exist, discreet and well Illumination must be static and no electrical wiring designed pole mounted signs may be acceptable. should be visible from outside of the premises. White illumination is preferable. Projecting signs should only be illuminated by concealed trough lights.
Listed Buildings and Conservation Areas Swan neck lights, omni-lights on long arms or trough lights along the fascia will not normally be Directional Signs acceptable. Letters should be halo or internally lit. Advance directional signs outwith the curtilage of the premises to which they relate are not acceptable unless particular circumstances justify a relaxation. Buildings of domestic character Guest Houses On buildings of domestic character, identification Houses in residential use (Class 9) but with guest should consist of a brass or bronze nameplate, house operations should not display signs, except for smaller than one stone. Where the building is in an official tourism plaque or a window sticker. hotel use, consideration will be given to painted For properties operating solely as a guest house lettering on the fanlight or a modest sign on the (Class 7), any pole signs located in front gardens railings. should not exceed 0.5sq metres in area.
December 2012 Page 21 Business Gateway If you are thinking about starting up in business, have recently started, or are already running a business then Business Gateway can help. Business Gateway provides free information, advice and guidance to businesses of all sizes. If you want to meet with someone face-to-face to discuss your business ideas then you can make an appointment to see one of our experienced business advisers by contacting the Edinburgh office. As well as advice from a professional adviser, you can also develop your business skills by going along to our free local training workshops. Business Gateway runs workshops across Edinburgh. These cover a wide range of topics from finance and planning, to marketing and using social media. A full list of workshops can be viewed online at www.bgateway.com/events. Business Gateway can also provide a wide range of research and information on market intelligence, news reports, property & land searches, statistics & demographics, company lists, company reports, credit reports, web analytics and much more. This information can be easily accessed from www.bgateway.com or by calling our national helpline on 0845 609 6611.
Page 22 December 2012 Want to give us your feedback?
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The City of Edinburgh Council Services for Communities February 2014
Page 24 February 2014 Craigmillar Park Conservation Area Character Appraisal The Craigmillar Park Area Character Appraisal was approved by the Planning Committee on 27 November 2003
ISBN 1 85191 062 X Some of the maps in the document have been reproduced from the Ordnance Survey mapping with permission of the Controller of Her Majesty’s Stationery Office
© Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. OS License No. LA09027L. Craigmillar Park Conservation Area Character Appraisal
Contents
Introduction...... 2 Conservation Areas...... 2 Character Appraisals...... 2 Conservation Area Details...... 3
Historical Origins and Development ...... 4
Analysis And Essential Character...... 7 Context and Views...... 7 Essential Character: Context and Views...... 7 Spacial Structure...... 8 Essential Character: Spatial Structure...... 8 Townscape...... 10 Essential Character: Townscape...... 12 Architectural Character ...... 13 Essential Character: Architectural Character...... 15 Activities and Uses...... 16 Essential Character: Activities and Uses...... 17 Natural Heritage...... 18 Opportunities For Enhancement...... 20 Open Space...... 20 Traffic...... 21 New Development...... 21 Signage and Street Furniture...... 21 Priorities for Action...... 21 Boundary Changes...... 22 Role of the Public...... 23
General Information...... 24 Statutory Policies...... 24 Supplementary Guidelines...... 25 Implications of Conservation Area Status...... 25
Craigmillar Park Conservation Area Character Appraisal
Introduction
Conservation Areas Section 61 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, describes conservation areas as areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. The Act makes provision for the designation of conservation areas as distinct from individual buildings, and planning authorities are required to determine which parts of their areas merit conservation status.
There are currently 38 conservation areas in Edinburgh, including city centre areas, Victorian suburbs and former villages. Each conservation area has its own unique character and appearance.
Character Appraisals The protection of an area does not end with conservation area designation; rather designation demonstrates a commitment to positive action for the safeguarding and enhancement of character and appearance. The planning authority and the Scottish Ministers are obliged to protect conservation areas from development, which would adversely affect their special character. It is, therefore, important that both the authorities and other groups who have an interest in conservation areas and residents are aware of those elements which must be preserved or enhanced.
A Character Appraisal is seen as the best method of defining the key elements, which contribute to the special historic and architectural character of an area.
It is intended that Character Appraisals will guide the local planning authority in making planning decisions and, where opportunities arise, preparing enhancement proposals. The Character Appraisal will be a material consideration when considering applications for development within the conservation area and applications for significant new developments should be accompanied by a contextual analysis that demonstrates how the proposals take account of the essential character of the area as identified in this document.
NPPG 18: Planning and the Historic Environment states that Conservation Area Character Appraisals should be prepared when reconsidering existing conservation area designations, promoting further designations or formulating enhancement schemes. The NPPG also specifies that Article 4 Direction Orders will not be confirmed unless a Character Appraisal is in place.
Craigmillar Park Conservation Area Character Appraisal
Conservation Area Details The Craigmillar Park Conservation Area was designated in 1997. It is situated approximately 2 miles south of Princes Street, in the Newington district, close to Cameron Toll. It is centred on the Victorian residential development around the A701 (Liberton Road/Craigmillar Park/Mayfield Gardens), which is one of the main arterial routes into the City from the south.
The northern section lies north of the railway line and was formally part of the Mayfield Estate. It is bounded on the north by West Mayfield, on the east by Mayfield Gardens and the Waverley Park Conservation Area, on the west by Moston Terrace and the south by Mentone Gardens. The central section comprises the properties on Craigmillar Park; it is bounded on the north and east by the railway line, the former Suffolk Road Halls of Residence and the Crawfurd Road playing field. To the south it is bounded by Lady Road. The southern section comprises the Gordon Terrace area, a long narrow strip bounded on the east by Liberton Road (the A701) and the west by the Gordon Terrace frontage properties.
Craigmillar Park Conservation Area Character Appraisal
Historical Origins and Development
The ground now designated as the Conservation Area was open farmland until the 1850s, but it was never in single ownership. Rather, it falls into two distinct parts, each with a separate history, and is divided by the Pow Burn which marked the southern boundary of the Burgh Muir, a large area of common ground which had been part of an early royal grant to Edinburgh. The northern section of the Conservation Area formed part of the lands of Mayfield, immediately to the south of the Newington Estate originally feued from the Burgh Muir in the 16th century, whereas the central and southern sections to the south of the Pow Burn were part of the lands of the Gilmours of Craigmillar and Liberton.
Development to the south of Edinburgh in the 19th century met an increasing demand for high-quality houses with private gardens at a much lower density than in the New Town. A major factor that stimulated this development to the south of the city was the construction of the new southern approach. 1873 Plan By 1806, the road (as Minto Street) had reached the southern boundary of the Newington Estate at Mayfield Loan (now West and East Mayfield). This was effectively a service road for new housing development, but in about 1812 the broad avenue of Minto Street was continued southwards as a major new turnpike road. The impressively wide new highway became one of the principal approach roads from the south.
The western half of the original Mayfield Estate forms the northern section of the conservation area. Duncan McLaren, a former lord-provost of Edinburgh, and the owner of Newington House, acquired the estate in 1863. McLaren feued the estate for villa and terraced housing to a plan by David Cousin, although only two terraces on the east side of Mayfield Gardens were built to Cousin’s plan. By the time of McLaren’s death in 1886, the lands of Mayfield were almost entirely built over.
Craigmillar Park Conservation Area Character Appraisal
The central and southern sections of the conservation area are located on the lands of the Gilmours of Liberton and Craigmillar. Encouraged by the success of the feuing of Mayfield, Sir Robert Gordon-Gilmour embarked in about 1870 on a feuing plan that would extend the villa development southwards into his own lands. The Post Office Directory plan for 1873 shows as feuing ground a network of streets, including a crescent-shaped communal garden area, proposed for East Craigmillar Park, to the east of the main road. Villas are shown already in place on the main road, which was now named Craigmillar Park. The more geometric terraced proposals, in which David Cousin was involved, were shown in the Directory for 1877 for West Craigmillar Park.
Gilmour’s East Craigmillar Park scheme was slow to feu behind the main road, and a significant change in land use occurred in early 1895 when Gilmour leased all the remaining unfeued land to form a 9-hole golf course. This was a time of rapid growth in golf and the new club advertised its accessibility by train and tram for city workers. In 1904, Gilmour’s agents renewed feuing on Lady Road leading to the loss of one of the fairways, and Craigmillar Park Golf Club moved to a new site on Blackford Hill.
However, Gilmour soon abandoned the 1873 feuing plan for East Craigmillar Park, and applied the land to a completely different purpose. In 1905 a new system of teacher training was proposed and a campaign began to build colleges at Edinburgh, Glasgow, Dundee and Aberdeen. This resulted in the establishment of Moray House College of Education. The need to provide halls of residence for women students was recognised, and Gilmour’s land at East Craigmillar Park, which had been identified as early as 1910, was purchased for this purpose in 1913. The halls were 1898 Plan first occupied in session 1916-17.
Craigmillar Park Conservation Area Character Appraisal
The southern section of the development was designed to have a high-level crescent above the main road and separated from it by a communal garden. This crescent, originally called South Craigmillar Park (and later Gordon Terrace), has some fine and substantial red-sandstone villas constructed for wealthy Edinburgh merchants in the closing years of Victoriaís reign.
The 19th century expansion into the area was only possible with improved transport systems. For Edinburgh, this was the time of the hackney carriage and the horse bus, and many of the larger villas had their own stables and carriages. Horse-drawn trams were introduced in 1871 and the Edinburgh Suburban & Southside Junction Railway, which had a station at Newington entered from the end of Craigmillar Park, was opened in 1884.
There was little change in the overall form of the Conservation Area during the 20th century. However, the development of the Cameron Toll shopping centre and the Universityís Kingís buildings complex in the immediate vicinity has resulted in increased traffic levels.Analysis And Essential Character
Craigmillar Park 1905 Craigmillar Park College pupils playing tennis, 1910
Craigmillar Park Conservation Area Character Appraisal
Analysis And Essential Character
Context and Views
The Craigmillar Park Conservation Area is principally a Victorian residential suburb developed as part of Edinburgh’s southward expansion in the late 19th and early 20th centuries. The linear Conservation Area has as its spine Mayfield Gardens/Craigmillar Park/Liberton Road, which continues to be a busy main artery and is a central feature of the area. This busy road contrasts with the much quieter adjoining residential side streets.
The open character of the area affords fine views outwards towards Arthur’s Seat, Blackford Hill and Craigmillar Castle. It is a fine example of one of Edinburgh’s leafy Victorian suburbs, which contributes to the character of the city.
The southern boundary of the Conservation Area marks the edge of the Central Edinburgh Local Plan area. It forms a clear visual boundary between the planned urban area of stone-built Georgian and Victorian houses in the City and the mixture of modern suburbs and commercial development to the south. The visitor entering the City by road is immediately aware of this boundary at the junction of Lady Road with Craigmillar Park which forms an important gateway to the city.
Essential Character: Context and Views • Striking views out to Arthur’s Seat, Blackford Hill and Craigmillar Castle. • The southern boundary of the conservation area marks a clear visual boundary between stone built Victorian development and more modern development to the south. • The avenue of Craigmillar Park provides a formal entrance into the City,
Craigmillar Park Conservation Area Character Appraisal
Spatial Structure
The area lying to the east of Craigmillar Park is primarily comprised of Victorian semi detached buildings sitting on large plots. Adjacent to these are the former Halls of residence sited in a substantial landscape setting and giving uninterrupted views across to Arthur’s Seat. The former Craigmillar Park Free Church provides a landmark building within this area.
The main spine of the conservation area consists of Craigmillar Park View of Aurthurs Seat and Gordon Terrace. Craigmillar Park is lined with fine buildings, substantially set back from the road, with mature gardens. It affords an attractive entrance to the city. Gordon Terrace is set on a steep wooded embankment rising away from Liberton Brae and is developed with substantial Victorian and Edwardian buildings on large plots on its west side only. The east side is open and gives clear views to the east and south. The views to the west are dominated by a random mix of modern tower blocks forming the King’s Building campus of Edinburgh University.
The straightness and width of Craigmillar Park/Mayfield Gardens, combined with the Minto Street hill, creates an avenue effect. To the west, Mayfield Road is also a main artery southwards from the city. West Mayfield and Esslemont Road are busy east/west connecting roads.
Essential Character: Spatial Structure • Streets that are well connected with each other making it easy to move around. • Churches which serve as visual landmarks. • The predominant development form comprises detached and semi- detached Victorian villas with some terraces.
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CRAIGMILLAR PARK - Spatial Structure
KEY Churches Large victorian villas Semi detatched + Terraced victorian housings Primarily 1930’s housing Significant open space Mature garden edge
PLAN NOT TO SCALE
Reproduced from the Ordnance Survey mapping with permission of the Controller of her Majesty s Stationery Office Crown Copyright.Unautherised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. Licence number LA 09027L City of Edinburgh Council.
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Townscape
There is a distinct pattern of detached, semi-detached and terraced Victorian houses oriented towards the street frontages, set within significant gardens. This applies to the main spine road as well as the side streets. Consistency is provided by the very regular building lines, with all properties set back behind a front garden. The properties also have significant rear gardens. The mature gardens soften the stone buildings and create an open landscaped structure which characterises the Conservation Area.
The detached properties on the east side of Craigmillar Park, Gordon Terrace and the south side of West Mayfield in particular are very low density with large back gardens. Some of the largest villas have their original coach houses, particularly along the main road. Most of the roads and building lines are linear, but this is punctuated by the crescents at Crawfurd Road and Bright’s Crescent.
The former residence halls/playing field off East Suffolk Road/ Crawfurd Road forms a peaceful backwater consisting of five B-listed Edwardian residence halls (formerly belonging to Moray House College of Education) arranged around a large quadrangle with striking views to Arthur’s Seat and Craigmillar Castle. A major component of the special character of the building complex is its sheltered rural setting and the high quality of views into and out of the site. In particular, the field at the north end of the site allows dramatic and uninterrupted views of Arthur’s Seat to the north, as well as contributing to the setting of the listed buildings. Newington cemetery, lying just over the north eastern boundary of the Conservation Area, increases the open landscaped feeling in this area.
At the southern end of the Conservation Area, Gordon Terrace has some very large Victorian villas in spacious grounds; the buildings are obviously of a later date than the other houses in the area. They are sheltered from the traffic noise by a strip of dense vegetation that slopes steeply between Gordon Terrace and Liberton Road. This strip forms a narrow, private, linear park with paths through it and gated entrances from Gordon Terrace and Liberton Road. The long stone retaining wall to the bank of the park along Liberton Road is a distinctive feature. Gordon Terrace is the only part of the area that is on a slight hill.
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CRAIGMILLAR PARK - Townscape
KEY Existing boundary Proposed boundary Prominent building Prominent corner Principal route Intrusive features Activity Prominent stone wall Important distant views Interupted views PLAN NOT TO SCALE
Reproduced from the Ordnance Survey mapping with permission of the Controller of her Majesty s Stationery Office Crown Copyright.Unautherised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. Licence number LA 09027L City of Edinburgh Council.
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The building lines are consistently set back, with good sized, mature gardens with many trees and shrubs. The relationship of the open spaces, trees and characterful buildings create a high quality of urban design, making it one of the most attractive entrances into the city. Most of the buildings have changed little since they were constructed, solidly built of stone and slate, with many rich features characteristic of Victorian buildings, including low stone walls, making the buildings within gardens readily visible. The area is characterised by the consistent and unspoiled quality of the Victorian buildings and the important relationship of the buildings, trees, gardens and open spaces. Victorian detailing contributes to the street picture, establishing a pleasing rhythm of bay windows, chimney stacks, original dormers and prominent doorway features.
Ariel view of old halls of residence
Essential Character: Townscape • Strong rhythm of solid late Victorian stone residences with consistent building lines, set in mature gardens with many trees enclosed with low stone walls. • Buildings become more substantial with a corresponding increase in garden sizes from north to south. • The relationship of building size and enclosing gardens is particularly important in providing an appropriate setting to the individual buildings, but also an overall open landscaped character to the area. • Low stone walling is a distinctive feature of the area. • The East Suffolk Road quadrangular former arts and crafts residence halls set in substantial open space, gives a semi-rural feel to the area, which is further enhanced by its playing field lying adjacent Newington cemetery.
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Architectural Character
The architectural character of the area is predominantly solid Victorian, with grey sandstone walls and slate roofs. There is some use of red sandstone, mainly in the later Gordon Terrace and East Suffolk Road church. The buildings are relatively plain compared to many more ornamented Victorian buildings, but there are notable features such as decorated stone entranceways, cast iron balconies, finials, balustrades, dormers and bay windows. Some of the grander detached houses and terraces on Craigmillar Park and Gordon Terrace incorporate turrets, Italianate towers and crow step gables. The strong and regular pattern of the buildings along street blocks is complemented by the regular rhythm of solid chimneys, doorways, bay windows, dormers and roof details. Windows tend to be very large, with a vertical emphasis, typically wooden sash and case. The slate roofs are pitched, often with gables over the windows. The substantial chimneys are characteristic of this period of building, when fires in each room were the main form of heating. The architectural character is generally uniform, with buildings of two and three storey. The front gardens are enclosed with low walls, railings and hedges. Many original iron railings were removed during the Second World War and in some places have been replaced by wooden fencing or non-standard railings which are not of traditional materials.
Gordon Terrace is very late Victorian in character, as are the former residence halls on East Suffolk Road, which are fine examples of the arts and crafts movement. The west side of Moston Terrace contains an unusual C(S) listed terrace, with interesting columns defining the doorways, barge boarded dormers, fishscale slates, wrought iron roof features, and stone-carved friezes.
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The former Moray House halls of residence off East Suffolk Road/ Crawfurd Road date from 1914 and were designed by Alan Keith Robertson. They are notable for their Arts and Crafts style and the formal arrangement around an open green, in a landscape setting. The two linked halls on the east side, to complete the quadrangle, were added in 1927 to a slightly simplified specification. A gate lodge was also provided at the entry off East Suffolk Road. The field adjoining the former halls of residence contain a small statutorily listed sports pavilion that was Converted flats the original clubhouse for the Craigmillar Park Golf Course. This is by Alexander Lorne Campbell and forms an elegant arts-and-crafts building with a structural timber frame and a slated roof.
There are two neo-Gothic grey sandstone churches: Craigmillar Park Church (1878), by Hardy & Wright, with a hall set back from the street and Hippolyte Blanc’s Mayfield Salisbury Church of 1876-79 (the spire added in 1894) in French Converted flats Gothic style. Both form solid landmarks: the corner position and substantial spire of the latter in particular is a major feature marking the northwest corner of the Conservation Area.
Craigmillar Park Free Church by Sydney Mitchell & Wilson, 1898 on East Suffolk Road is now part of St. Margaret’s School. This red sandstone perpendicular Gothic church has an incomplete tower, but is complimented by an adjoining octagonal hall, which was positioned to close the vista at the end of East Suffolk Road.
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Essential Character: Architectural Character • High quality stone-built Victorian architecture of limited height predominates providing homogeneity through building lines, heights and massing. • Properties are characterised by the predominant use of stone construction, slated roofs and timber sliding sash and case windows. • Victorian details in doorways, chimneys, bay windows and dormers are prevalent. • Stone boundary walls which define the visual and physical seclusion of the villas. • The significant degree of uniformity resulting from the predominant use of traditional building materials: local sandstone for buildings and boundary walls and Scots slate for roofs.
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Activities and Uses
Although the area is predominantly residential, it is punctuated by several institutional uses: churches, a private girls school and former university halls of residence. Many of the properties, principally along the main road, have been converted into hotels or guest houses. The area enjoys a fairly low density, with a mixture of detached, semi-detached and terraced Victorian stone houses.
Most of the buildings within the Conservation Area were built as single family dwellings. This predominant use remains, but many of the buildings have been subdivided into flats because the original houses were very large. Often this has not meant any physical change to the external appearance of the properties, with the exception of outside staircases providing access to the upper properties. One house at the eastern end of East Suffolk Road has become a nursery. There has been some new flatted development within the rear gardens of corner property, for example, on East Suffolk Road.
The two churches serve a social and community purpose, including meeting rooms. St. Margaret’s School has expanded over the years along the former residential properties on East Suffolk Road and Craigmillar Park, including accommodation for boarders. In 2002, the School constructed a modern building on former garden ground on East Suffolk Road, adding to the institutional uses along the street. The former university residence halls on East Suffolk Road became vacant in 1998 and have been converted into flats. The only major recreational area within the Conservation Area is the playing field at the end of Crawfurd Road, used for many years by St. Margaret’s School.
The area has a small parade of shops on Craigmillar Park, which were originally associated with the former railway station. There is a modern red brick light industrial/ office building with several tenants on Mentone Gardens built in the 1980s. These add variety and life to the predominantly residential area.
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Some neighbouring land uses have an impact on the area. The Cameron Toll shopping mall is a district centre bringing traffic through the area, although its award-winning design, by Michael Laird, and setting within the land contours and dense planting mean it is unobtrusive at present, when viewed from the Conservation Area.
The Conservation Area is well served by the numerous bus routes along Craigmillar Park, which contains bus lanes at rush hour, with smaller numbers on Mayfield Road, Dalkeith Road and Lady Road/Esslemont Road.
The area is particularly good for walking. It is possible to walk the two miles into town and the quiet side streets and former East Suffolk Road halls allow pedestrian linkages through and within the area.
Essential Character: Activities and Uses • Strong residential feel to the area, with some guest houses and hotels, especially along Craigmillar Park/Mayfield Gardens. • Scattered small scale shops and offices. • Limited number of institutional uses: churches and school. • Busy main road with quiet side streets. • Area well served by bus routes and pedestrian links.
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Natural Heritage
The Victorian stone buildings are set in substantial gardens which complement and soften the architecture. The feeling of spaciousness in the Conservation Area depends largely on the scale of its gardens, and the small but significant network of green open spaces formed by the quadrangle within the former halls of residence at East Suffolk Road and the adjacent former playing field at Crawfurd Road. These are contiguous with the densely vegetated railway line (identified as a wildlife corridor in the Edinburgh Biodiversity Action Plan) which in turn links to Newington Cemetery within the Craigmillar Park Conservation Area.
The cemetry and former railway line provide an urban green space amenity, highly valued by the community, with recreational and wildlife potential. They form an important and integral part of the character and appearance of this part of the Conservation Area. The extensive green spaces with their mature landscape framework provide a pleasant open outlook at the ends of Suffolk Road /Crawfurd Road and views to the wider landscape. The most significant vista defining the character of this part of the Conservation Area is the view outwards from the quadrangle, with the playing field allowing uninterrupted views of Arthur’s Seat, the dominant landscape feature.
View accross playing feilds
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Trees and shrubs encourage wildlife, provide shelter and serve as barriers to noise and pollution. The varied planting, trees, shrubs, hedges and flowers, within the gardens also contribute significantly to the character of the area. Mature trees make a particularly significant contribution to the landscape framework and are an important part of the diversity of wildlife habitats.
At the southern tip of the area, there is a small park through which the Braid Burn runs. A densely planted strip also runs up both sides of Suffolk Road.
Essential Character: Natural Heritage • Green spaces formed by private gardens, Crawfurd Road playing field, the Halls of Residence quadrangle. Gordon Terrace sloping open space and small park at southern extremety give a very leafy and open feel. • Visual awildlife connections with network of open spaces. • Mature trees make a particularly significant contribution to the landscape framework and character of the area. • The formal landscape setting of the Listed Buildings at the former halls of residence.
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Opportunities For Enhancement
Natural Heritage
New planting should be encouraged to protect the leafy quality of this Victorian suburb, both to replace trees that have been lost and those that are reaching over-maturity. Proposals to plant, cut back or remove trees are considered for the impact on the overall appearance of the area. It is also important to consider the whole environment of shade, protection from the elements and noise reduction. Above all, the character of trees in this area, i.e. freely growing and fully expressive of their individuality, should not be compromised. Care should be taken to ensure conservation of areas of horticultural interest and consideration is given to increasing the biodiversity and social value of open spaces.
The following measures could assist this process: • Appropriate planting should be encouraged in areas which have lost a substantial number of large trees, particularly on corner sites where large trees could easily be accommodated. • Tree thinning should be promoted as an alternative to lopping, in order to preserve the scale, character and outline of the tree. • If large trees cannot be salvaged without unacceptable loss of form and character, they should only be replaced with similar species. • Replacement trees should be selected to form strong, but unobtrusive settings for individual houses and contribute to an integrating framework for the whole area. • Framework trees should be broad-leaved, long lived, hardy, and interesting in form. They should be in scale with and provide a setting for the buildings. • Measures should be taken to encourage enhanced biodiversity within open spaces. • A number of front gardens have crossovers allowing parking which result in the loss of garden space. The loss of traditional low stone walls and gardens erodes the character of the area.
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Traffic
The opening of the new Royal Infirmary, out-of town shopping to the south and east of the city and proposals for major housing and commercial development in the South East Wedge are likely to add to traffic levels through the area. Traffic calming in residential streets would assist in maintaining the character of these areas.
New Development
It is crucial that any new building is of a high quality of design and materials, and sympathetic to the layout and rhythm of the street pattern.
Signage and Street Furniture
The large number of guest houses and hotels, especially on the main road, have resulted in a significant number of signs. Signage should be controlled so that it does not adversely affect the character of the conservation area.
The reinstatement of boundary enclosures to the original pattern would benefit the overall architectural character of the area.
Priorities for Action • New tree planting and enhancement of gardens and open spaces, including Crawfurd Road playing field • A tree survey would identify what is important to protect, as well as what trees might be diseased, requiring replacement • Protection of Victorian architectural features; careful stone repair; reinstatement of features that have been lost, including iron railings
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Boundary Changes
The boundary will be extended to include the Victorian villa area to the west of Craigmillar Park, through to Mayfield Road, as well as the properties on the north side of Lady Road including the early houses at its west end.
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Role of the Public
It is essential that property owners accept their maintenance responsibilities. The emphasis should be on the repair rather than replacement of original features, as these contribute to the conservation area character as a whole. Alterations or additions should be sympathetic to the original style and of an appropriate scale.
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General Information
Statutory Policies
The Council’s planning policies for the area are contained in the Central Edinburgh Local Plan (1997). The Local Plan Proposals Map includes the conservation area within a broad ‘housing and compatible uses’ land use designation. The Plan’s policies generally support new housing on sites suitable for redevelopment and covered by this designation, as well as other uses which would contribute to local community life. The Plan encourages a reasonable mix of house types and sizes on large sites coming forward for development, including housing to meet the needs of special groups, such as the elderly. It also encourages the conversion of suitable buildings to residential use, especially those built as dwelling houses. The Plan supports the provision or improvement of primary health care, educational, social and other community services required to meet the needs of the resident population. Business uses except on a very small scale are not acceptable in this location, neither are other commercial uses likely to have detrimental impacts on residential amenity.
The Local Plan Proposals map also identifies Craigmillar Park/Mayfield Gardens and Mayfield Road as Principal Tourist Routes on which limited hotel and guest house use is supported. The line of the South Suburban Railway which passes through the area is also identified and is protected against development that would prejudice the possible re- introduction of a passenger service, including a station at the former Newington Station site.
The Plan sets quality objectives for new development covering such matters as layout, design, height and density, architectural design and treatment, all intended to achieve visual harmony, protect amenity, enhance character including the special character of conservation areas, and contribute positively to the city’s unique environment.
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Supplementary Guidelines
The Council also produces supplementary planning guidance on a range of development control issues. These are contained within the Development Quality Handbook.
Implications of Conservation Area Status
Designation as a conservation area has the following implications:
• Permitted development rights under the Town & Country Planning (General Permitted Development) (Scotland) Order 1992 are restricted. Planning permission is therefore required for stonecleaning, external painting, roof alterations and the formation of hard surfaces. The area of extensions to dwelling houses which may be erected without consent is also restricted to 16m2 and there are additional control over satellite dishes.
• Under Article 4 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, the planning authority can seek approval of the Scottish Ministers for Directions that restrict permitted development rights. The Directions effectively control the proliferation of relatively minor alterations to buildings in conservation areas that can cumulatively lead to erosion of character and appearance. Development is not precluded, but such alterations will require planning permission and special attention will be paid to the potential effect of proposals. The Craigmillar Park Conservation Area is currently covered by the full range of Article 4 Direction Orders: 1 enlargement, improvement or other alteration of a dwelling house 3 provision or alteration of buildings or enclosures within the curtilage of a dwelling house 6 installation, alteration or replacement of satellite antennae 7 construction or alteration of gates, fences, walls or other means of enclosure 38 water undertakings 39 development by gas suppliers 40 development by electricity undertakers
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• Special attention must be paid to the character and appearance of the conservation area when planning controls are being exercised. Most applications for planning permission for alterations will, therefore, be advertised for public comment and any views expressed must be taken into account when making a decision on the application.
• Within conservation areas the demolition of unlisted buldings requires conservation area consent.
• Alterations to windows are controlled in terms of the Councilís policy.
• Trees within conservation areas are covered by the Town and Country Planning (Scotland) Act 1997. The Act applies to the uprooting, felling or lopping of trees having a diameter exceeding 75mm at a point 1.5m above ground level, and concerns the lopping of trees as much as removal. The planning authority must be given six weekís notice of the intention to uproot, fell or lop trees. Failure to give notice render the person liable to the same penalties as for contravention of a Tree Preservation Order (TPO). • Grants may be available towards the repair or restoration of historic buildings. The Council runs a Conservation Grant Scheme. Such grants are normally dependent on comprehensive repair and restoration of original features and priority is given to tenemental housing and prominent listed buildings.
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This document is available on request in Braille, tape. large print various computer formats and community languages. Please contact ITS on 0131 242 8181 and quote ref. For additional English copies please contact City Development enquiries on 0131 529 3900.
Andrew M Holmes Director of City Development The City of Edinburgh Council Waverly Court 4 East Market Street Edinburgh EH8 8BG Produced by the City Development Department: Planning & Strategy
ISBN 1 85191 062 X
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