Edinburgh Local Development Plan November 2016

is relevant in this respect. However, there is a current lack of information on the particularly on upper floors. At street level, other uses may be more appropriate scale of such requirements and how they should be addressed. Whilst it may be to maintain city centre diversity, especially retail vitality on important shopping appropriate to seek contributions for such provision any requirement would need frontages to be considered on a case by case basis where a clear justification can be provided d) the creation of new civic spaces and traffic-free pedestrian routes where in the context of Circular 3/2012. The feasibility of including such additional achievable. contributions and the impact on development viability would also have to be assessed. Housing as part of mixed use development will be encouraged on appropriate sites to help meet housing need and create strong, sustainable communities. Area Specific Policies - 147 This policy guides development in the City Centre to ensure proposals provide Opportunities for major mixed use development/regeneration an appropriate mix of uses and are of a high quality of design taking account of 146 Policies Del 2 - Del 4 will guide development in three major regeneration areas, the characteristics of the historic environment. Given the demand for office space the City Centre, Edinburgh Waterfront and Edinburgh Park/South Gyle. These in the City Centre and the importance of office jobs to the economy, the policy policies aim to ensure that development and regeneration proposals incorporate requires office provision to be included in major mixed use development proposals an appropriate mix of uses consistent with the character of the wider area and its wherever possible. Development principles for the Fountainbridge, Edinburgh St role in meeting the objectives of the plan. James and New Street sites are provided in Table 10 (Part 1 Section 5).

Policy Del 2 City Centre Policy Del 3 Edinburgh Waterfront

Development which lies within the area of the City Centre as shown on the Proposals Planning permission will be granted for development which will contribute towards Map will be permitted which retains and enhances its character, attractiveness, the creation of new urban quarters at Leith Waterfront and Granton Waterfront vitality and accessibility and contributes to its role as a strategic business and regional (specifically EW 1a, b & c and EW 2 a -d on the Proposals Map). The requirements in shopping centre and Edinburgh’s role as a capital city. The requirements in principle principle will be for: will be for: a) comprehensively designed proposals which maximise the development a) comprehensively designed proposals which maximise the potential of the site potential of the area in accordance with any relevant development principles, development brief b) the provision of a series of mixed use sustainable neighbourhoods that connect and/or other guidance to the waterfront, with each other and with nearby neighbourhoods b) a use or a mix of uses appropriate to the location of the site, its accessibility c) proposals for a mix of house types, sizes and affordability characteristics and the character of the surrounding area. d) the provision of open space in order to meet the needs of the local community, c) Where practicable, major mixed use developments should provide offices, create local identity and a sense of place

Part 2 Section 1 - Delivering the Strategy 91 Edinburgh Local Development Plan November 2016

Policy Des 5 Development Design – Amenity Policy Des 6 Sustainable Buildings

Planning permission will be granted for development where it is demonstrated that: Planning permission will only be granted for new development where it has been demonstrated that: a) the amenity of neighbouring developments is not adversely affected and that future occupiers have acceptable levels of amenity in relation to noise, daylight, a) the current carbon dioxide emissions reduction target has been met, with at sunlight, privacy or immediate outlook least half of this target met through the use of low and zero carbon generating technologies. b) the design will facilitate adaptability in the future to the needs of different occupiers, and in appropriate locations will promote opportunities for mixed b) other features are incorporated that will reduce or minimise environmental uses resource use and impact, for example: c) community security will be promoted by providing active frontages to more i. measures to promote water conservation important thoroughfares and designing for natural surveillance over all ii. sustainable urban drainage measures that will ensure that there will be no footpaths and open areas increase in rate of surface water run-off in peak conditions or detrimental impact on the water environment. This should include green roofs on sites d) a clear distinction is made between public and private spaces, with the latter where measures on the ground are not practical provided in enclosed or defensible forms iii. provision of facilities for the separate collection of dry recyclable waste e) refuse and recycling facilities, cycle storage, low and zero carbon technology, and food waste telecommunications equipment, plant and services have been sensitively iv. maximum use of materials from local and/or sustainable sources integrated into the design v. measures to support and encourage the use of sustainable transport, 155 This policy applies to all new development for one or more new buildings. particularly cycling, including cycle parking and other supporting facilities Buildings must meet the needs of users and occupiers, with consideration given such as showers. to impacts on neighbouring properties to ensure no unreasonable noise impact 156 This policy applies to all development involving one or more new buildings. The or loss of daylight, sunlight or privacy. Buildings should be designed to be flexible purpose of this policy is to help tackle the causes and impacts of climate change, in use and interact closely with the street, providing continuity of urban frontage reduce resource use and moderate the impact of development on the environment. and natural surveillance. Cul-de-sac and single access residential layouts and gated communities should be avoided to help the integration of new development into 157 Buildings account for a substantial proportion of total carbon emissions through the wider neighbourhood. Ancillary facilities must be sensitively integrated into the the energy they consume. Local authorities, through their planning and building design of buildings to avoid impacting upon the surrounding townscape. standards responsibilities have a key role in helping to meet the Scottish Government’s target for nearly zero carbon homes and buildings by 2016. Scottish Building Standards set carbon dioxide emissions reduction targets. At March 2013,

Part 2 Section 2 - Design Principles for New Development 95 Edinburgh Local Development Plan November 2016

Policy Des 11 Tall Buildings – Skyline and Key Views Policy Des 12 Alterations and Extensions

Planning permission will only be granted for development which rises above the Planning permission will be granted for alterations and extensions to existing building height prevailing generally in the surrounding area where: buildings which: a) a landmark is to be created that enhances the skyline and surrounding townscape a) in their design and form, choice of materials and positioning are compatible and is justified by the proposed use with the character of the existing building b) the scale of the building is appropriate in its context b) will not result in an unreasonable loss of privacy or natural light to neighbouring properties c) there would be no adverse impact on important views of landmark buildings, the historic skyline, landscape features in the urban area or the landscape setting c) will not be detrimental to neighbourhood amenity and character of the city, including the Firth of Forth. 168 Every change to a building, street or space has the potential to enrich or, if poorly 166 Proposals for development that would be conspicuous in iconic views of the city designed, impoverish a part of the public realm. The impact of a proposal on the will be subject to special scrutiny. This is necessary to protect some of the city’s most appearance and character of the existing building and street scene generally must striking visual characteristics, the views available from many vantage points within be satisfactory and there should be no unreasonable loss of amenity and privacy for the city and beyond, of landmark buildings, the city’s historic skyline, undeveloped immediate neighbours. hillsides within the urban area and the hills, open countryside and the Firth of Forth which create a unique landscape setting for the city. In addition, the height of new Policy Des 13 Shopfronts buildings may need to be suppressed where necessary so that the city’s topography Planning permission will be granted for alterations to shopfronts which are and valley features continue to be reflected in roofscapes. This policy will play an improvements on what already exists and relate sensitively and harmoniously to the important role in protecting the setting of the World Heritage Sites. building as a whole. Particular care will be taken over proposals for the installation of 167 A study undertaken for the Council identifies key public viewpoints and is used illuminated advertising panels and projecting signs, blinds, canopies, security grills in assessing proposals for high buildings. Further advice is provided in Council and shutters to avoid harm to the visual amenity of shopping streets or the character guidance. of historic environments.

169 Shopfront design, shop designs and shopfront advertising play an important role in the visual environment of the city. Important traditional or original features on older buildings, such as stall risers, fascias and structural framing of entrances and shop windows, should be retained and incorporated into the design. In conservation areas and on listed buildings, design and materials used will be expected to be of a high standard, and not damaging to existing fabric of buildings or wider character. Detailed advice on shopfronts is provided in Council guidance. Part 2 Section 2 - Design Principles for New Development 98 Edinburgh Local Development Plan November 2016

3 Caring for the Environment The Historic Environment 171 Policies Env 1 – Env 6 will be used to assess proposals affecting Edinburgh’s world heritage sites, conservation areas and listed buildings. The Council’s guidance on 170 Protection of the historic and natural environment for the benefit of future Conservation Areas and Listed Buildings provide further advice. Policy Env 7 relates generations is an important role of the planning system. The purpose and context to historic landscapes and policies Env 8 and 9 cover archaeological resources. of Edinburgh’s most important environmental designations including the World Heritage Site, Conservation Areas and Green Belt are explained in Part 1 of the plan. Policy Env 1 World Heritage Sites Policies Env 1 – Env 22 will be used in assessing planning applications to meet the following objectives; Development which would harm the qualities which justified the inscription of the Old and New Towns of Edinburgh and/or the Forth Bridge as World Heritage Sites or Objectives would have a detrimental impact on a Site’s setting will not be permitted.

• To ensure that the unique qualities of the city, its historic environment and the 172 This policy requires development to respect and protect the outstanding universal character of its urban areas are safeguarded for the future values of the World Heritage Sites and their settings. Setting may include sites in the immediate vicinity, viewpoints identified in the key views study and prominent • To protect important landscape and natural features of the environment, landscape features throughout the city. including the city’s Green Belt setting • To protect and enhance the nature conservation and biodiversity interest of the Policy Env 2 Listed Buildings - Demolition city Proposals for the total or substantial demolition of a listed building will only be • To protect natural resources supported in exceptional circumstances, taking into account:

a) the condition of the building and the cost of repairing and maintaining it in relation to its importance and to the value to be derived from its continued use

b) the adequacy of efforts to retain the building in, or adapt it to, a use that will safeguard its future, including its marketing at a price reflecting its location and condition to potential restoring purchasers for a reasonable period.

c) the merits of alternative proposals for the site and whether the public benefits to be derived from allowing demolition outweigh the loss.

Part 2 Section 3 - Caring for the Environment 99 Edinburgh Local Development Plan November 2016

Policy Env 3 Listed Buildings - Setting Proposals for the demolition of any building within a conservation area, whether listed or not, will not normally be permitted unless a detailed planning application is Development within the curtilage or affecting the setting of a listed building will be approved for a replacement building which enhances or preserves the character of permitted only if not detrimental to the architectural character, appearance or historic the area or, if acceptable, for the landscaping of the site. interest of the building, or to its setting. Policy Env 6 Conservation Areas - Development Policy Env 4 Listed Buildings – Alterations and Extensions Development within a conservation area or affecting its setting will be permitted which: Proposals to alter or extend a listed building will be permitted where a) preserves or enhances the special character or appearance of the conservation a) those alterations or extensions are justified; area and is consistent with the relevant conservation area character appraisal b) there will be no unnecessary damage to historic structures or diminution of its b) preserves trees, hedges, boundary walls, railings, paving and other features interest; and which contribute positively to the character of the area and c) where any additions are in keeping with other parts of the building. c) demonstrates high standards of design and utilises materials appropriate to the 173 In determining applications for planning permission or listed building consent, historic environment. the Council is required to have special regard to the desirability of preserving the Planning applications should be submitted in a sufficiently detailed form for the building, its setting or any features of special architectural or historic interest that it effect of the development proposal on the character and appearance of the area to possesses. Applications for the demolition or substantial alteration of a listed building be assessed. must be accompanied by a thorough structural condition report demonstrating that the proposals are necessary or justified. Information must be provided on the 174 The purpose of the above policies is to protect and, where possible, enhance the proposed replacement building; these should be of comparable quality in terms character and appearance of Edinburgh’s many conservation areas. By controlling of construction and design. The loss of a listed building will only be justified in the demolition of buildings and ensuring new development is of appropriate design exceptional circumstances. Scottish Historic Environment Policy (SHEP) and Council and quality, their aim is to protect the City’s heritage for future generations. guidance provide further advice for applications relating to Listed Buildings. 175 Applications for demolition will be permitted only where this does not erode the character and appearance of the conservation area. The general presumption will be Policy Env 5 Conservation Areas – Demolition of Buildings in favour of retaining buildings that make a positive contribution to the conservation Proposals for the demolition of an unlisted building within a conservation area but area, particularly where it can be demonstrated that the building is able to support a which is considered to make a positive contribution to the character of the area will new viable use, or might be capable of such in the future. Conservation Area Consent only be permitted in exceptional circumstances and after taking into account the may be subject to conditions or a legal agreement to link demolition works to the considerations set out in Policy Env 2 above.

Part 2 Section 3 - Caring for the Environment 100 Edinburgh Local Development Plan November 2016

provision of the proposed replacement building or, in exceptional circumstances, to Policy Env 9 Development of Sites of Archaeological Significance require temporary landscaping. Planning permission will be granted for development on sites of known or suspected 176 Design statements are required for new developments in a conservation area. This archaeological significance if it can be concluded from information derived from a statement should include reference to the relevant Conservation Area Character desk-based assessment and, if requested by the Council, a field evaluation, that either: Appraisal and Council guidance on Conservation Areas and Listed Buildings and a) no significant archaeological features are likely to be affected by the show how these have informed the proposed design. development or

Policy Env 7 Historic Gardens and Designed Landscapes b) any significant archaeological features will be preserved in situ and, if necessary, in an appropriate setting with provision for public access and interpretation or Development will only be permitted where there is no detrimental impact on the c) the benefits of allowing the proposed development outweigh the importance character of a site recorded in the Inventory of Gardens and Designed Landscapes, of preserving the remains in situ. The applicant will then be required to make adverse effects on its setting or upon component features which contribute to its provision for archaeological excavation, recording, and analysis, and publication value. Elsewhere, adverse effects on historic landscape features should be minimised. of the results before development starts, all to be in accordance with a Restoration of Inventory sites and other historic landscape features is encouraged. programme of works agreed with the Council. 177 This policy aims to protect sites included in the national Inventory of Gardens 178 The objective of the above policies is to protect and enhance archaeological and Designed Landscapes (shown on the Proposals Map) and other historic remains, where possible by preservation in situ in an appropriate setting. In some landscape features elsewhere across the Council area. An understanding of how cases, depending on the nature of the remains and character of the site, the Council the landscape has evolved can help inform a development proposal. A historical may require provision for public access and interpretation as part of the proposed landscape appraisal may be requested from applicants to allow full assessment of development. When preservation in situ is not possible, recording and/or excavation the implications of development and identify restoration opportunities. followed by analysis and publication of the results will be required.

Policy Env 8 Protection of Important Remains 179 Developers should seek early advice from the Council’s Archaeologist for sites where historic remains are known or thought likely to exist. Where a development Development will not be permitted which would: may affect a scheduled monument or its setting, early contact should be made with a) adversely affect a scheduled monument or other nationally important Historic Environment Scotland. archaeological remains, or the integrity of their setting b) damage or destroy non-designated archaeological remains which the Council considers should be preserved in situ.

Part 2 Section 3 - Caring for the Environment 101 Edinburgh Local Development Plan November 2016

Policy Hou 6 Affordable Housing Policy Hou 7 Inappropriate Uses in Residential Areas

Planning permission for residential development, including conversions, consisting Developments, including changes of use, which would have a materially detrimental of 12 or more units should include provision for affordable housing amounting to effect on the living conditions of nearby residents, will not be permitted. 25% of the total number of units proposed. For proposals of 20 or more dwellings, 234 The intention of the policy is firstly, to preclude the introduction or intensification the provision should normally be on-site. Whenever practical, the affordable housing of non-residential uses incompatible with predominantly residential areas and should be integrated with the market housing. secondly, to prevent any further deterioration in living conditions in more mixed 230 Government policy states that where a shortage of affordable housing has been use areas which nevertheless have important residential functions. This policy identified, this may be a material consideration for planning and should be addressed will be used to assess proposals for the conversion of a house or flat to a House in through local development plans. Multiple Occupation (i.e. for five or more people). Further advice is set out in Council Guidance 231 Affordable housing is defined as housing that is available for rent or for sale to meet the needs of people who cannot afford to buy or rent the housing generally Policy Hou 8 Student Accommodation available on the open market. Affordable housing is important in ensuring that key workers can afford to live in the city as well as helping meet the needs of people on Planning permission will be granted for purpose-built student accommodation low incomes. where:

232 A key aim is that affordable housing should be integrated with market housing on a) The location is appropriate in terms of access to university and college facilities the same site and should address the full range of housing need, including family by walking, cycling or public transport housing where appropriate. Provision on an alternative site may be acceptable where b) The proposal will not result in an excessive concentration of student the housing proposal is for less than 20 units or if there are exceptional circumstances. accommodation (including that in the private rented sector) to an extent that Where planning permission is sought for specialist housing an affordable housing would be detrimental to the maintenance of balanced communities or to the contribution may not always be required depending on the nature of the specialist established character and residential amenity of the locality. housing being proposed and economic viability considerations. 235 It is preferable in principle that student needs are met as far as possible in purpose- 233 Further information on affordable housing requirements is provided in planning built and managed schemes rather than the widespread conversion of family guidance. The details of provision, which will reflect housing need and individual site suitability, will be a matter for agreement between the developer and the Council.

Part 2 Section 5 - Housing and Community Facilities 117 Guidance for Businesses

March 2018 Guidance for Businesses

Listed Buildings and Guidance for Businesses Conservation Areas Who is this guidance for? Business Gateway This guidance is intended to assist businesses Business Gateway offers businesses free practical in preparing applications to change the use of help and guidance. Whether you’re starting up or

March 2018 March 2018 a property or carry out alterations to a business already running a business, and provide access to premises. business support and information services.

Guidance for Householders To get more information on help for your business, Edinburgh Design Guidance Policy Context or to book an appointment with our experienced October 2017 This document interprets policies in the Edinburgh business advisers please contact our Edinburgh Local Development Plan. Relevant policies are noted office. in each section and should be considered alongside March 2018 Contact details: this document. Business Gateway (Edinburgh Office) Waverley Court 4 East Market Street Edinburgh Guidance for Development in the Countryside and Green Belt EH8 8BG October 2017 Tel: 0131 529 6644

Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. Email: [email protected] This document and other non-statutory guidance can be viewed at: www.edinburgh.gov.uk/ www.bgateway.com planningguidelines

This guidance was initially approved in December 2012 and Listed Buildings and Conservation Areas incorporates additional text on short term commercial visitor accommodation approved in February 2013, and minor If the building is listed or located within a Conservation Area, guidance on Listed Buildings and amendments approved in February 2014, February 2016 and Conservation Areas must also be considered. Boxes throughout this guideline give specific information March 2018. relating to Listed Buildings and Conservation Areas. You can check if your property is listed or located within a conservation area on the Council’s website www.edinburgh.gov.uk/planning Cover image courtesy of Edinburgh World Heritage.

Page 2 Contents

Page Page Page

Do I Need Planning Permission? 4 Changing to a Food or Drink Use 8 Altering a Shopfront 13 Planning Permission When is planning permission required? Understanding your shopfront What is a change of use? Changing a shop to Class 3 use or hot food takeaway Context Listed Buildings and Conservation Areas Selling cold food for consumption off the premises New Design What Other Consents Might Be Required? 5 What should I do if it is permitted development? Paint and Colour Listed Building Consent What to consider if planning permission is required Security Advertisement Consent Protecting Shops Blinds and Canopies Building Warrant Restaurants, cafés, snack bars and other Class 3 Uses Automatic Teller Machines Road Permit Hot food takeaways Air Conditioning and Refrigeration 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 Commercial Use Changing a Commercial Unit to 11 Guest Houses When is planning permission required? Residential Use Using your home as a guest house When is permission required? Short term commercial visitor accommodation What to consider if planning permission is required Private day nurseries Protected shops Running a business from home Amenity What should I do if it is permitted development? Design What to consider if planning permission is required Retain the shopfront Amenity Simple contemporary design Road safety and parking Residential appearance Parking in gardens Flatted properties Consider the privacy of residents Conditions

Page 3 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 and changes of use. However, some work can be known as a ‘Use Class’. For example, shops are Areas carried out without planning permission; this is grouped under Class 1 and houses under Class 9. Fewer alterations are considered to be referred to as ‘permitted development’. Permitted Some uses fall outwith these categories and are permitted development and most changes to development is set out in legislation. defined as ‘sui generis’, meaning ‘of its own kind’. the outside of a building, including changing This is set out in The Use Classes (Scotland) Order the colour, require planning permission. More Common enquiries are set out in the relevant chapters 1997 (as amended). information on other consents which may be of this document. required is included on the next page. Changing to a different use class is known as a If you believe your building work is ‘permitted change of use and may require planning permission, development’, you can apply for a Certificate of although some changes between use classes are Lawfulness to confirm that the development is lawful allowed without planning permission. Planning and can go ahead. This can be applied for online at permission is not required when both the present Listed Building Consent www.eplanning.scot and proposed uses fall within the same ‘class’ Listed building consent is required for works unless there are specific restrictions imposed by the affecting the character of listed buildings and council. The Scottish Government Circular 1/1998 also applies to the interior of the building and contains guidance on use classes. any buildings within the curtilage. Planning permission may also be required in addition to Listed Building Consent. If your building is listed, specific guidance on Listed Buildings and Conservation Areas must also be considered along with this document.

Page 4 General Advice General Advice

What Other Consents Might Be Required?

Advertisement Consent plant, to put up a tower crane or to operate mobile capturing the species or disturbing it in its place of cranes, hoists and cherry pickers from the public shelter, are unlawful. It is also an offence to damage Advertisements are defined as any word, letter, highway. For more information contact the Areas or destroy a breeding site or resting place (or model, sign, placard, board, notice, awning, blind, Roads Manager in your Neighbourhood Team. obstruct access to). device or representation, whether illuminated or not, and employed wholly or partly for the purpose of Licensing If the presence of a European Protected Species (such as a bat, otter or great crested newt) is advertisement, announcement or direction. Some activities, such as the sale and supply of suspected, a survey of the site must be taken. If it is While many advertisements require express consent, alcohol or late hours catering, require a licence. identified that an activity is going to be carried out certain types do not need express consent as they Please contact Licensing for more information on 0131 that would be unlawful, a license may be required. have ‘deemed consent’. You can check this by 529 4208 or email [email protected]. consulting The Town and Country Planning (Control More information on European Protected Species, The Civic Government (Scotland) Act 1982 (Licensing of Advertisements) (Scotland) Regulations 1984. survey work and relevant licenses is available on the of houses in Multiple Occupation) Order 2000, Advertisements displayed in accordance with the Scottish Natural Heritage website. requires operators of HMOs to obtain a licence advert regulations do not require advertisement alowing permission to be given to occupy a house as consent. Trees a HMO where it is the only or principal residence of If there are any trees on the site or within 12 meters three or more unrelated people. Building Warrant of the boundary, they should be identified in the Converted, new or altered buildings may require Table and Chairs Permit application. Please refer to the Edinburgh Design Guidance (chapter 3.5) for advice. a Building Warrant. There is more Building If your business sells food and drink you may be able Standards information at www.edinburgh.gov.uk/ to get a permit from the Council to put tables and All trees in a Conservation Area or with a Tree buildingwarrants. For detailed information please go chairs on the public pavement outside your business. Preservation Order are protected by law, making to the Scottish Government website. it a criminal offence to lop, top, cut down, uproot A tables and chairs permit allows you to put tables wilfully, damage or destroy a tree unless carried out and chairs on the public pavement between 9am and Road Permit with the consent of the council. To apply for works to 9pm, seven days a week and is issued for either six trees, go to www.eplanning.scot. You must get a permit to the Council if you want or twelve months. For more information please email to carry out work in or to occupy a public street. A [email protected] or phone road permit will be required if forming a new access 0131 529 3705. or driveway or if placing a skip or excavation in a public road. It will also be required for scaffolding Biodiversity or to occupy a portion of the road to place site huts, Some species of animals and plants are protected storage containers, cabins, materials or contractors by law. Certain activities, such as killing, injuring or

Page 5 From Residential to Commercial Use

Changing a Residential Property to a Commercial Use

What does this chapter cover? Using your home as a guest house Houses of Multiple Occupation (HMOs) Changes of use to: Planning permission will not be required for the use The sharing of accommodation by people who do • guest houses of a house as a bed and breakfast or guest house if: not live together as a family is controlled at the • short term commercial visitor accomodation • The house has less than four bedrooms and only point at which there is considered to be a material • house in multiple occupation (HMOs) one is used for a guest house or bed and breakfast change of use. For houses, Class 9 of the Town and Country Planning (Use Classes) (Scotland) • private day nurseries purpose Order 1997 considers this to be when more than 5 • The house has four or more bedrooms and no • running a business from home people are living together, other than people living more than two bedrooms are used for a guest together as a family. As with houses, the Council house or bed and breakfast purpose This guideline is not intended to address new would also expect a material change of use to occur hotel development which is covered by Edinburgh Planning permission will always be required if a flat in flats when more than 5 unrelated people share Local Development Plan (LDP) Policy Emp 10 Hotel is being used as a guest house or bed and breakfast, accommodation. All planning applications for Development. regardless of the number of rooms. Houses in Multiple Occupancy (HMOs) are assessed using LDP Policy Hou 7: Inappropriate Uses in Where an extension to a residential property is Short Term Commercial Visitor required to then run a business from home, please Accommodation Residential Areas, having regard to the advice below. refer to the Guidance for Householders to understand what permissions are required. The change of use from a residential property to Private day nurseries short term commercial visitor accommodation may The change of use from a residential property to a When is planning permission require planning permission. In deciding whether private day nursery requires planning permission. this is the case, regard will be had to: required? Where child minding is undertaken from a residential • The character of the new use and of the wider area Some activities within a residential property can be property, whether a change to a private day nursery • The size of the property undertaken without requiring planning permission. has occurred will be assessed on a case by case Some common enquiries are given below. • The pattern of activity associated with the use basis. Consideration will be given to the number of including numbers of occupants, the period of children, the frequency of activity and the duration use, issues of noise, disturbance and parking of stay. The criteria under ‘Running a business from What should I do if it is permitted demand, and home’ should also be considered. development? • The nature and character of any services provided. If you believe planning permission is not Running a business from home required, you can apply for a Certificate of Proposals which comply with all the following may Lawfulness for legal confirmation. not need planning permission, but always check with the council first. Page 6 From Residential to Commercial Use

• There should be no change in the character of In the case of short stay commercial leisure be found in the Guidance for Householders. the dwelling or the primary use of the area. For apartments, the Council will not normally grant example signage, display of commercial goods, planning permission in respect of flatted properties Flatted Properties increased pedestrians and vehicular movements, where the potential adverse impact on residential Change of use in flatted properties will generally only noise etc. amenity is greatest. be acceptable where there is a private access from • There should be no more than the parking of a In the case of private day nurseries, whether nearby the street, except in the case of HMOs. Nurseries small vehicle used for commercial and personal residential uses overlook the garden will also be must also benefit from suitable garden space. purposes within the curtilage of a dwelling house. considered. This is due to the potential for increased Further information • Any ancillary business should not be detrimental noise to those households. to the amenity of the area by reason of noise, If a proposal has the potential to result in impacts vibration, smell, fumes, smoke, ash, dust, or grit. Road Safety and Parking then these should be addressed at the outset so they can be considered by the case officer. Examples • There should be no impact on the amenity or The car parking standards define the levels of of information that may be required include: character of the area as a result of visitors or parking that will be permitted for new development deliveries to the property. and depends on the scale, location, purpose of use • An acoustic report if there is potential for noise and the number of staff. Parking levels will also be impact. • The primary use of the property must be domestic dependent on the change of use and proximity to and any members of staff on the premises should public transport. • Details of ventilation systems if the application have no impact on the amenity and character of has the potential to create odour problems, the property. The existing on-street parking and traffic situation and details of the noise impact of any proposed will be important considerations in this assessment. ventilation system. What to consider if planning The location should be suitable to allow people and permission is required deliveries to be dropped-off and collected safely. • Details of any plant and machinery This is especially important for children going to and • Details of attenuation measures if structure-borne Policy Hou 7 Sets out when uses will not be from a private day nursery. The potential impact on and air-borne vibrations will occur. permitted in predominately vulnerable road users – cyclists and pedestrians – residential or mixed use areas will also be a consideration. i.e. uses which would have a materially detrimental effect on Parking in Gardens the living conditions of nearby The provision of new car parking should have regard residents. to character and setting of the property and should normally preserve a reasonable amount of front Amenity garden. In a conservation area parking in the front Proposals for a change of use will be assessed garden would only be considered if there was an in terms of their likely impact on neighbouring established pattern and it was part of the character residential properties. Factors which will be of the area. Parking in the front garden of a listed considered include background noise in the area building is not likely to be supported and there is and proximity to nearby residents. normally a presumption against loss of original walling and railings and loss of gardens. Further information on the design of parking in gardens can 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. shop use. If the building is already in use as a shop then permission is not required. • Hot food takeaways (Sui Generis) Changing a shop to Class 3 use or hot Some secondary uses alongside the main uses also • Cold food takeaways which are classed as a food takeaway do not need permission; this is dependant on the shop (Class 1) Planning permission is required for a change of use scale of the activity. • Public houses and bars (Sui Generis) from a shop to a hot food takeaway or to a Class Ancillary uses which are not likely to require 3 use, such as a café or restaurant. Whether this • Class 7 uses (hotels and hostels) licensed planning permission in addition to a Class 1 shop change has, or will occur will be determined on a use are: or intending to be licensed for the sale of case by case basis. Regard will be given to: alcohol to persons other than residents or • The sale of hot drinks persons other than those consuming meals • Concentration of such uses in the locality on the premises. i.e. with a public bar. • The provision of one microwave oven and/or one • The scale of the activities and character and soup tureen appearance of the property It does not include: • Seating constituting a very minor element to the • Class 7 uses (hotels and hostels) without a • Other considerations are the impact on vitality and overall use. The limit will vary according to the size public bar. viability, the effect on amenity and potential road and layout of the premises safety and 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 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 Protecting Shops following locations: dining but a minor element is take-away food then Set out which locations a non-shop this still falls within the Class 3 use. Where take- Policies Ret 9-11 • Throughout the Central Area use is acceptable. These policies away is a minor component of the business it will not should be considered if a shop will • In designated shopping centres require 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. disturbance, on-street activity or anti-social and hotels outwith Class 7 (Hotels and In other areas, certain criteria must behaviour to the detriment of the living conditions Hostels) be met. of nearby residents. In all locations, these uses should be located so Policy Hou 7 sets out when uses will not be Proposals in predominantly housing areas will not as not to impinge on residential surroundings. permitted in predominantly normally be permitted. Accordingly, such developments, with the exception residential or mixed use areas. of public houses designed as part of a new build development, will not be allowed under or in the Sets out when food and drink Hot Food Takeaways Policy Ret 11 midst of housing1 establishments will not be With the exception of proposals within areas of permitted. restriction (shown on the next page), proposals will There will be a presumption against new public be 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 • In existing clusters of commercial uses, provided of the residential amenity caused by night time it will not lead to an unacceptable increase in activity. disturbance, on-street activity or anti-social Proposals in predominantly housing areas and behaviour to the detriment of the living conditions residential side streets will not normally be of nearby residents. permitted. 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) controlled through conditions restricting the hours of where there is existing residential property immediately adjoining two operation to 0800 to 2000. or 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.

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 building 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 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 Policy Hou 5 Sets out the criteria to be met by Floor Area (sq m) business to a house or flat. Permission will also proposals to convert to residential be required for physical alterations to any external use. Studio 36 elevation. Listed building consent, where relevant, Applications for a change of use will need to prove may also be required. that the quality and size of accommodation created 1 (2 persons) 52 is 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 the Edinburgh Design Guidance. Basement apartments with substandard light will 2 (4 persons) 81 Policies Ret 9-11 set out when a non-shop use only be accepted where the remainder of the created is acceptable. They should be unit represents a viable unit in its own right with considered if a shop will be lost as regards to 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. Provision of cycle and waste storage is be met. These policies should be considered for encouraged and may be required in some instances. more information.

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 To create privacy within the property, shutters or be retained and any features of architectural or moveable screens behind the window could be historic merit retained and restored. High quality considered as an alternative to frosted glass. Where materials 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 Retaining the existing shopfront and adapting it for ensure the new residential property does not stand residential use is a simple method of conversion out from 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 the scale of the building and should not result in a in 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 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

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, Shopfronts should be designed for appropriate within a small shopfront, however over a restoration work has been carried out to their context larger area can appear like a gaping hole over which remove modern additions and unveil the the upper storeys look unsupported. original Victorian shopfront of ‘McIntyre’s 1. Consider the relationship of the frontage to Drapery Stores’. Architectural features, Large deep fascia boards and other claddings should the rest of the street be removed and any original features reinstated. including the cornice, pilasters and glazing bars have been exposed. Views into the store The relationship of the frontage to the established have now been opened up and the shop is street pattern should be considered, particularly more noticeable in the street. in terms of fascia and stallriser height and general proportions. Alterations should preserve and strengthen the unity of the street.

Deep Fascia

Proportions

Cladding Page 14 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 high 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 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, 2. Consider the relationship to features on the there is no particular correct style. Modern upper floors designs will be considered acceptable providing Where units have a narrow they incorporate high quality materials, are well frontage and vertical proportioned, and retain any features of architectural emphasis, they should merit. retain their individual Reproduction frontages should be based on sound integrity, rather than historical precedent in terms of archival evidence or attempting to achieve surviving features. uniformity with adjoining properties. Appropriate spacing and cornice should be used to

Grassmarket create a visual break between the frontage and the building above. 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 Muted or dark colours are preferable. be used. These should be locally sourced from Uniform Appearance renewable or recycled materials, wherever possible. Frontages clad in incongruous materials will not be Coordinated paint schemes are encouraged and should be retained where present. In particular, acceptable. 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 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 Solid roller shutters are unacceptable. They do not 1. Determine whether to match. allow window shopping at night, the inability to a security device view the inside of the shop can be a counter security is necessary and measure and they tend to be a target for graffiti. consider alternative solutions Security devices should not harm the appearance of the building or street. Toughened glass or mesh grilles could be used as an alternative to security 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 acceptable in a perforated, Where shutters are not common within the lattice, brick bond or open immediate area, they should be housed internally, weave pattern. Shutters running behind the window. made up of interlocking 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.

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.

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 Blinds and canopies must be made of high quality appropriate on the building box housings, recessed within the frontage. They fabric. Shiny or high gloss materials in particular will Blinds and canopies should not harm the must not be visually obtrusive or untidy when not be supported. appearance of the building or street. retracted. An advert, including a company logo or name, on a Traditional projecting roller blinds, of appropriate 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 on domestic fronted buildings. Blinds and canopies will not be acceptable above the ground floor level. Solar glass and film are acceptable alternative methods of protecting premises from the sun, providing they are clear and uncoloured.

Dutch canopy

Page 18 Altering a Shopfront

Automatic Teller Machines It will normally be acceptable to fix units to the rear Externally, ATMs should be located in a wall. These should be located as low as possible. 1. Consider whether an ATM will be acceptable concealed 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 through a wall to form an opening for a door, Listed Buildings and Conservation integrated into a frontage, providing no features of window etc) will be discouraged. architectural or historic interest will be affected and Areas the materials 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 Consideration should be given to pedestrian and and signage should not be erected. The ATM discreet ducting) and any steps or railings, where necessary, road safety. Terminals should be sited to avoid • Within rear basement areas pedestrian congestion at street corners and narrow should be formed in high quality materials and pavements. The assessment of the impact on be appropriate to the area. Surrounding space • Inconspicuous locations on the roof (within should match the façade in material and design. roof valleys or adjacent to existing plant). road safety will include any potential increase in However, in the New Town Conservation Area the number of vehicles stopping, visibility and Permissions Required and World Heritage Site, aerial views will also sightlines. be considered. ATMs which materially affect the external appearance The use of steps for access to ATMs should be of a building require planning permission. Listed • Internally behind louvers on inconspicuous avoided and the units should be suitable for elevations. This should not result in the loss building consent may also be required for an ATM on wheelchair access. of original windows. a listed building. In addition, advertisement consent Where ATMs are removed, the frontage should be may be required for any additional signage. Where it is not practicably possible to locate reinstated to match the original. units in any of the above locations, it may be acceptable to fix units to the wall of an Air Conditioning and Refrigeration inconspicuous elevation, as low down as Listed Buildings and Conservation possible. Location Areas Units should be limited in number, as small as Air conditioning and refrigeration units should Consideration should first be given to locating practicably possible and painted to tone with not be located on the front elevation or any other the surrounding stonework or background. the ATM internally. For guidance on internal conspicuous elevations of buildings, including roofs alterations, consider the Listed Buildings and and the flat roofs of projecting frontages. Ducting must not detract from the character of Conservation Area guidance. the building.

Page 19 Signage and Advertisements

1. Consider the scale, location and materials Projecting and Hanging Signs of the advertisement and any lettering Traditional timber designs are most High level signage is not normally considered appropriate on traditional frontages. acceptable.

Maximum projection 1m

Fascia Maximum total area Box fascia signs applied to existing fascias are not considered 0.5m2 acceptable. Individual lettering should not exceed more than two thirds the depth of the fascia, up to a maximum of 450mm. Maximum one per unit Princes Street Minimum distance from Projecting signs and banners will not be supported. Illumination pavement 2.25m must be white and static.

Listed Buildings and Conservation Areas Signage obscuring architectural details is not acceptable. Projection no more than half the width of Signage should be timber, etched glass or stainless steel; synthetic materials are not appropriate. the pavement Signage should harmonise with the colour of the shopfront. NB. Dimensions may be reduced for Applied fascia boards/panels will not normally be acceptable. Lettering shall be applied directly onto the original smaller frontages fascia. If there is an existing applied fascia board/panel in place, this should a) be removed and the original fascia restored, or b) an appropriate new fascia applied but only where there is no original fascia. Letters must be individual and hand painted. On buildings of domestic character, lettering or projecting signs are not acceptable. Guidance on alternative signage is given on the next page.

Page 20 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 premises. Basement properties may be identified by a lit. Discreet spotlights painted out to match the name plate or modest sign on the railings, backing material or fibre optic lighting may also or where they don’t exist, discreet and be acceptable. Illumination must be static and no well designed pole mounted signs may be electrical wiring should be visible from outside of the acceptable. premises. White illumination is preferable. Projecting signs should only be illuminated by concealed trough lights. LED strip lighting to illuminate signage may be acceptable where it can be positioned discreetly on the shop front.

Listed Buildings and Conservation Directional Signs Areas Advance directional signs outwith the curtilage of Swan neck lights, omni-lights on long arms or the premises to which they relate are not acceptable trough lights along the fascia will not normally unless particular circumstances justify a relaxation. be acceptable. Letters should be halo or Buildings of domestic character Guest Houses internally lit. On buildings of domestic character, Houses in residential use (Class 9) but with guest identification should consist of a brass house operations should not display signs, except or bronze nameplate, smaller than one for an official tourism plaque or a window sticker. stone. Where the building is in hotel use, Swan Neck Omni Light Light For properties operating solely as a guest house consideration will be given to painted lettering (Class 7), any pole signs located in front gardens on the fanlight or a modest sign on the railings. should not exceed 0.5sq metres in area.

Page 21 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 12-0930. ITS can also give information on community language translations.

The City of Edinburgh Council Place March 2018

Page 22 Guidance for Householders

March 2018 Guidance for Householders

Listed Buildings and Guidance for Businesses Introduction Conservation Areas This document sets out guidance for people Work out your space requirements considering altering or extending their house. It does not cover new houses even if built in the gardens March 2018 March 2018 of existing properties – these should meet the requirements set out in Edinburgh Design Guidance. Check if you need planning permission Guidance for Householders All house extensions and alterations – including Edinburgh Design Guidance October 2017 dormers, conservatories, decking, energy devices and replacement doors and windows - should be well designed and of high quality. In particular, they Fit the extension onto the site March 2018 must meet three key requirements. They should

• complement the existing house, leaving it as the dominant element; • maintain the quality and character of the Test its effect on the amenity of surrounding area; and neighbours and the area Guidance for Development in the Countryside and Green Belt October 2017 • respect the amenity of adjacent neighbours.

Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. The appointment of an architect is Design the detail This document and other non-statutory guidance strongly encouraged in all cases. can be viewed at: www.edinburgh.gov.uk/ This document follows the step-by-step sequence planningguidelines from your initial ideas through to obtaining consent:

Submit your planning application

Cover image courtesy of Roxburgh McEwan Architects.© Elizabeth Roxburgh Page 2 Contents

Page Page

Policy context 4 Step 3: Design matters 16

Materials 16 Step 1: Do I need Planning Permission 5 Roof design and dormers 17 What needs planning permission? 5 Doors and windows 18 Permitted Development 6 Boundary walls 18 Listed buildings 8 Access and parking 19 Changes of use 8 Sustainability 20 Other Consents 9 Secured by design 20 Considerations checklist 21 Step 2: Fitting it on the site 10 Working out a plan 10 Gardens 10 Step 4: Submitting your Application 22 Principal elevations and building lines 11 Making an application Side extensions 11 where permission is required 22 Rear extensions, bungalow extensions and conservatories 11 Daylight and sunlight 12 Glossary 25 Privacy and outlook 14 Side windows 14 Decking, roof terraces and balconies 14 Trees 15 Garages and outbuildings 15

Page 3 Policy Context

The purpose of this guidance is to explain how Alterations and extensions to existing new development can conform to the policy in the buildings generally raise similar design Edinburgh Local Development Plan (LDP) on house issues to those of new development. Every alterations and extensions. Developments that change to a building, a street or a space has follow this guidance will normally be supported. The the potential to enrich or, if poorly designed, policy is as follows: impoverish a part of the public realm. The impact of a proposal on the appearance and character of the existing building and street Policy Des 12 Alterations and Extensions scene generally must be satisfactory and there should be no unreasonable loss of amenity and privacy for immediate neighbours. Planning permission will be granted for alterations Particular attention will be paid to ensuring and extensions to existing buildings which: that such works to listed buildings and non- • in their design and form, choice of materials and listed buildings in conservation areas do not positioning are compatible with the character of damage their special character. Policies Env 4 the existing building; and Env 6 of the LDP will apply in these cases. • will not result in an unreasonable loss of privacy or natural light to neighbouring properties; • will not be detrimental to neighbourhood amenity and character.

Page 4 Step 1: Do I need planning permission

Planning permission will always be required for Whose responsibility? Good enough in the past? extensions, dormers and conservatories to flatted It is the householder’s responsibility to make Extensions or alterations in the surrounding area properties and to any house in a conservation area. sure that all alterations and extensions they that were granted permission in the past and New dormers on principal frontages always require make have the necessary consents. Remember, which do not comply with these guidelines will planning permission, as do balconies and roof terraces. planning permission is only one consent and NOT be taken as setting any form of precedent, you may also need a building warrant or a permit and should not be used as examples to follow. Listed building consent is always required for an to lower your kerb. If not, you could be asked to extension, dormers, rooflights or conservatory to a listed alter or even demolish new work and put back building. An application for planning permission may also be needed. the original. Do I need Permission? Even if planning permission is not required, other It is also your responsibility to make sure you Not all extensions or alterations require planning consents such as a building warrant may still be have evidence that the works are Permitted permission. Many small alterations and extensions necessary. Development and did not need planning can be carried out without the need for planning permission if this applies. permission – this is known as Permitted The main provisions of the Permitted Development Development (PD) and some alterations may not rights are set out on the following pages. However, The Scottish Government circular Guidance on even be ‘development’ at all. this is just a summary and, particularly if you are Householder Permitted Development rights sets considering unusual proposals or have an awkward out what is included, with examples. However, there are some limitations, particularly for: site, you should check the Scottish Government If you want to be sure whether or not works Flats (see definition on page 8) Circular. are permitted, you can apply for a Certificate Houses in Conservation Areas of Lawfulness at www.eplanning.scot both for proposed works or those already carried out. This Listed Buildings certificate is particularly useful if you are selling There are restricted permitted development rights your house or to avoid legal disputes. Details are for flats, houses in a conservation area or to a listed given on page 23. building, which are identified in the following pages.

Page 5 Step 1: Do I need planning permission

Permitted Development: The area covered by any existing and proposed • the height of the dormer is not higher than the extension cannot be greater than the area of the existing house; the main exemptions original house footprint or 50% of the area of the rear • the dormer, or dormers, covers less than half the roof, “curtilage” (ie the part of the garden behind the front If your proposals exceed the constraints set out here, measured at eaves level; and they may still be acceptable if they accord with Council elevation of the original house). policies and do not adversely affect amenity, but they • the distance between the dormer and the edges will require permission. Extensions of more than one storey of the roof (including any common boundary with Typically, these are either 1½ storey (ie single storey with another attached property) is at least 0.3 metres. Enlargement is any development that increases converted roof space) or 2 storey extensions. the internal volume of the original house. It includes a Access ramps The extension must be at least 10 metres from any canopy or roof, with or without walls, which is attached Small ramps to any external door are permitted boundary to be permitted development. The majority to the house, but does not include a balcony. Therefore, development so long as the ramp is not higher than 0.4 of extensions will not be able to meet this criterion, a car port is an enlargement but a balcony is not. metres or longer than 5 metres; the overall length of therefore an application for planning permission would the ramp and landings cannot be more than 9 metres; be required. Houses and the combined height of the ramp and any handrail A house can be a detached, a bungalow, semi- Porches cannot exceed 1.5 metres. detached, or terraced dwelling sitting on its own Porches are permitted development on any external ground. However, if there is any other occupant or Improvements or alterations that are not door of the house providing they are not higher than use above or below, it is a flat – see definition on enlargements 3 metres, and the overall footprint of the porch is not page 8. Flats do not have as wide a range of permitted more than 3 square metres. These include: replacement windows and doors, development as houses. These guidelines apply to rooflights, satellite dishes, cladding, painting and new houses only, see the separate section on flats on page The minimum distance between the porch and any flues; and photo-voltaic or solar thermal equipment, etc. 7. boundary with a road must be more than 2 metres. This class is best visualised as a 1 metre “bubble” Single storey extensions Enlargements of the roof surrounding the walls and roof of the house. A householder can add a wide range of different types A single storey extension in the rear garden is permitted Permitted development rights allow the enlargement of of development within this “bubble” without having to development if the height of the eaves is not more a house by an addition or alteration to its roof, e.g. by a apply for planning permission. than 3 metres and the overall height is not more than dormer, subject to certain rules. 4 metres above the existing ground level measured at Balconies, roof terraces or raised platforms are However, dormers are not permitted development lowest part of the adjacent ground surface. specifically excluded from this class, and require on the principal elevation (usually the front), or on a planning permission. If any part of the extension is within a metre of a side elevation if it fronts a road. In addition, permitted boundary, and extends back from the original rear wall development might only apply when: Remember, permitted development rights on of the house more than 3 metres for a terraced house, • the distance from the face of the dormer to the this page do not apply if your house is a listed or 4 metres in other cases, planning permission is boundary is at least 10 metres; building or in a conservation area. needed. Page 6 Step 1: Do I need planning permission

Microgeneration equipment development must be less than half the curtilage for The exemption is best visualised as a 1 metre “bubble” permitted development rights to apply. surrounding the flat. A wide range of different types of Permitted development rights for wind turbines and air, development is permitted within this “bubble” without ground and water source heat pumps as well as flues for Hard surfaces having to apply for planning permission providing that: biomass heating and combined heat and power systems A new or replacement hard surface located between are covered in other classes of permitted development. • the development does not enlarge the flat; the house and a road must either be porous; or rain Ancillary buildings such as sheds, water run-off must be dealt within the curtilage of • the development does not project more than 1 metre from the walls or roof of the flat; garages, sun-houses, and greenhouses the house, e.g. with a soakaway to be permitted development. • the development is not a balcony, roof terrace or Permitted development rights allow buildings raised platform or a wind turbine. “incidental to the enjoyment of the dwelling house” Decking Installing a flue forming part of biomass heating system, within the rear garden. The height of the eaves (gutter) The floor level of the deck or other raised platform must a flue forming part of combined heat and power system, of any building, including sheds and greenhouses, not exceed 0.5 metres, and the combined height of the an air source heat pump or CCTV is not permitted by this cannot be higher than 3 metres and no part of the deck and any balustrade or screen attached to it must class because it is subject to restrictions identified in by building can be higher than 4 metres for permitted not exceed 2.5 metres to be permitted development. development rights to apply. other classes of permitted development. In conservation areas or the curtilage of a listed Other classes relevant to flats include:- Any part of the building within a metre of a boundary building its maximum size is 4 square metres to be cannot be higher than 2.5 metres, to be permitted permitted development. • construction of gate, fences, walls and other means of development. enclosure; The total area covered by proposed and existing Gates, fences, walls or other means of • Closed Circuit Television Cameras (CCTV). development must be less than half the relevant enclosure curtilage. If not, planning permission is required. The overall height must not be more 2 metres; but if Further information it fronts a road or is in front of the principal or side In conservation areas or for a listed building, the This is just a brief summary of the more common elevation nearest a road, it cannot exceed 1 metre, footprint of the ancillary building cannot exceed 4 aspects of Householder Permitted Development otherwise planning permission is required. square metres, without permission. Rights. Other building, engineering, installation Flats There are no permitted development rights if or other operations See the definition of a flat on page 8. the flat is in a conservation area or if it is a listed Typical development permitted by this class within the Improvements or alterations that are not enlargements, building. rear curtilage of a house would be free standing solar such as replacement windows and doors, photovoltaic panels, flag poles, swimming pools and oil tanks. or solar panels, flues or satellite dishes, may be The resulting height cannot be more than 3 metres, allowed under Permitted Development rights. and the total area covered by proposed and existing

Page 7 Step 1: Do I need planning permission

House or Flat? Changes of Use Consulting neighbours This guidance sets out the physical considerations It seems obvious, but … A flat is not only an When a formal planning application is made, in planning your domestic extension. However, if the apartment in a traditional tenement or modern neighbours will be notified by the Council. It is alterations are to allow you to operate a business block. The official definition is a “separate and usually a good idea to tell them what you are from your home, then you should consult the self contained set of premises whether or not thinking of before you start, so that notification Council’s Guidance for Businesses to see if planning on the same floor and forming part of a building doesn’t come as a surprise – especially if you permission is required for the use. from some other part of which it is divided might need to negotiate access with them. You horizontally”. If you intend to rent out your property, you will may also need your neighbours permission if your extension will adjoin their property. So, whatever the estate agents say, “four-in- require to register as a Landlord with the Council. a-blocks” or “maisonettes” are also flats, not The Planning Authority is obliged to consider houses. So are some studios and mews. The comments and objections received from distinction is important in deciding whether neighbours. planning permission is required for extensions or If, once you have permission, you need to alterations. get onto their land to build your extension, Flatted properties in any part of the city have then planning permission does not grant any limited rights to carry out alterations. automatic rights – you will still need to agree terms with them. Listed buildings If you live in a property which is listed as being of special architectural or historical interest, then you may also require Listed Building Consent as well as planning permission. Consult the separate guidance on Listed Buildings and Conservation Areas. Listed Building or Conservation Area? To check if your house is in a conservation area or is a listed building, use the Council’s Interactive map at http://www.edinburgh.gov.uk/conservation

Page 8 Step 1: Do I need planning permission

Other Consents Other consents may be required before you start If there are any trees on the site or within 12 metres Other factors such as old mine workings (particularly work. These can include: of the boundary, they should be identified in the in the south-eastern suburbs), restrictions where application. Please check the Edinburgh Design water or gas mains have wayleaves across the site; Listed Building Consent if the property is listed as Guidance for more advice. Trees with a Tree or water/drainage consents from SEPA. being of special architectural or historical interest – Preservation Order or in a conservation area are also see the separate Listed Building and Conservation If you intend to rent your property you will require to protected by law, making it a criminal offence to lop, Area Guidance for more details. register as a Landlord with the Council. Depending top, cut down, uproot, wilfully damage or destroy on numbers, you may also require an HMO (Houses Conservation Area Consent if you are demolishing an a tree unless carried out with the consent of the in Multiple Occupancy) licence. unlisted building in a conservation area – see Listed Council. Building and Conservation Area Guidance for more Although not a planning issue, there may be legal Some species of animals and plants are protected details restrictions on development in your title deeds - for by law. Certain activities, such as killing, injuring example feu superiors’ consent may be required or Planning restrictions may have been imposed when or taking the species or disturbing it in its place of you may require the consent of other joint owners– the original consent was granted, e.g. prohibiting shelter, are unlawful as is damaging or disrupting and legal advice may be required. certain kinds of work or removing permitted its breeding site or resting place, even if the development rights – check the conditions on any species is not there at the time. If the presence of previous consents, including those for the original a European Protected Species (such as a bat, otter Certificate of Lawfulness estate layout if it is relatively new. There may also be or great crested newt) is suspected, a survey of the If you think that your proposals do not need consent, restrictions in your title deeds site must be undertaken. If it is identified that an or if you are not sure that previously undertaken activity is going to be carried out that would affect work has proper consent, you can apply online Converted, new or altered buildings may require protected species, a licence may be required. More at www.eplanning.scot online for a Certificate of a Building Warrant. There is more Building information on European Protected Species, survey Lawfulness to confirm the position in writing. Standards information at www.edinburgh.gov.uk/ work and relevant licenses is available on the buildingwarrants. For detailed information please go Scottish Natural Heritage website. to the Scottish Government website. In relation to bats further guidance on when a survey A Road Permit will be required if forming a new may be required, can be found on page 9 of the Bat access or driveway. Contact the Area Roads Manager Conservation Trust Guidelines in your Locality Team for more information

Page 9 Step 2: Fitting it on to the site

Before getting down to the detailed design, it is planning authority (see panel right).The Council will detached or semi-detached house built before 1914. important to check whether your site is big enough consider their comments when reaching a decision. Normally stone built, they are mainly in conservation to take the scale of extension you want to achieve. areas or on some arterial routes. A bungalow is not a Note that there is no automatic right to extend villa. and, if your site is too small or your proposal Working out a plan Special guidelines apply to extensions and doesn’t meet policy requirements, it may not be When you work up your proposals, always bear in alterations to villas: mind the impact they might have. possible to grant permission. • The character of the original villa should not be What effect will the extension have on your existing adversely changed as a result of the extension house? Is it in harmony in scale and appearance? Do Gardens • When complete, the whole building, including the doors and windows match the existing ones? If it There should be enough private garden space left the original villa and the extension should still is an attic extension, does the roof still come over as after extensions - normally at least 30 sq.metres, be in character with the scale and spacing of the the main element rather than a dormer with a small depending on the spatial pattern of neighbourhood surrounding properties and rhythm of the street amount of roof left around it? Is the new roof pitch to avoid over-development. the same as the existing? Are matching materials • The design approach – including form, scale, used throughout? How is the junction between old If the plot is small, with minimal or shared garden style, proportions including windows, storey and new being handled? space, there may not be sufficient room for your heights and materials – should relate to the extension. original building and be subservient to it What is the impact on the street and the character of the surrounding area? Is the appearance changed? The general density and scale resulting must also • Total site coverage of the new and existing Does the extended house still fit in, or will it stand be in keeping with the overall spatial pattern of building should not exceed 1.5 times the original out obtrusively? the area. Where there is a traditional development villa, subject to: pattern in the area, such as villas with single storey What is the impact on neighbours? Will the extension outbuildings, this may determine the form and size • Maximum site coverage of all buildings, garages, still preserve their light, or will it overpower their of any addition. parking and access driveways should not exceed garden and cut out their sunlight? Is the elevation 40% of the site area, and they will see well designed? Will the new extension The position and design of an extension should not • Distances from the main facades to the protect their privacy and avoid introducing new prejudice the ability of neighbours to add similar or boundaries being at least 12.5m overlooking from windows, balconies or terracing? equivalent extensions. • If the villa is listed, if there are protected trees All these things will be important to your neighbours, Extension to Villas or if it is in a corner site, you should seek pre- who have the right to make their views known to the In terms of the guidance, a ‘villa’ is a traditional large application advice. Page 10 Step 2: Fitting it on to the site

Principal elevations and Side extensions Bungalow extensions building lines In achieving an extension that will fit in with the Bungalow extensions should be designed in a way original building and respect its neighbours, the that retains the character of the original property and extension should be set behind the front line of the is subservient in appearance. What is a building line? existing dwelling to give a clear definition Extension behind Extensions must not imbalance the principal both lines It is the line formed by between the new design and the elevation of the property. the frontages of the existing building. BUILDING LINE buildings along a street. Rear extensions to bungalows should be in keeping Where a side Sometimes it is defined with the existing property roof design and its ridge extension could in the title deeds. line should be below the ridge of the existing visually Generally developments property. The hipped roof character of the host connect other than porches etc building should be respected. Gable end extensions Adequate garden separate area maintained are not acceptable in will generally not be allowed unless this fits in with front of the building houses so

BUILDING LINE the character of the area, and is of a high quality that they line as they disrupt innovative design. the character and appear like appearance of the street. a continuous terrace, planning Conservatories

permission will only Extension Consent will not normally be granted for a Extensions that project beyond the principal be permitted if that is Existing house conservatory on a principal, or other conspicuous, min 0.3m set back elevation line are not generally allowed unless this characteristic of the area. elevation. Exceptions may be justified for fits in with the local character of the street. appropriately designed conservatories where this is part of the traditional character of the area. Corner plots can present a particular problem where Rear extensions the majority of the house’s garden space is in front Rear extensions should not occupy In general, only ground floor conservatories will be of the building lines. more than one third of the permitted, except where underbuilding is required to applicant’s original rear achieve an appropriate height. Original abutting walls Where they contribute to the character of the area, garden area. should be kept and form part of the structure. Where their openness will be protected by resisting any dwarf walls are proposed, they should be constructed significant intrusion into the corner ground. For flats, with the same materials and finish as the house. including 4 in Modest porches may be acceptable where they do a block and Proposals for a new conservatory on a listed building not detract from the design of the original building or maisonettes, should ensure that the original stonework inside a the character of the street. the opportunity conservatory remains unpainted and that the colour for extending, if of the conservatory respects the character of the area. any, will be limited.

Page 11 Step 2: Fitting it on to the site

Daylight and sunlight Daylight to existing buildings Daylight and sunlight are important to health Reasonable levels of daylight to existing buildings will For rear extensions on terraced or semi-detached and well being. Lack of daylight contributes to be maintained where the measure of daylight falling houses, adequate daylight will be maintained to depression (SAD), and sunlight helps synthesise on the wall (the Vertical Sky Component - VSC), does the neighbouring property if 45 degree lines drawn Vitamin D which is important for bone health. not fall below 27%. This standard can be achieved from the plan or section of the new extension do not where new development is kept below a 25° line from enclose the centre of the neighbour’s window. Adequate daylight can also reduce the energy the mid point of an existing window. requirements of development through lessening the need for electric lighting. Daylighting to side or gable windows is not protected (see Side Windows, page 14) All extensions and alterations will be required to ensure adequate daylighting, privacy and sunlight both for themselves and to their neighbours. Calculating daylight and sunlight is complex, but o there are some simple “rules of thumb” which can 25 45° be used to check whether a proposed development is likely to conform. These are set out here. Neighbouring Property Extension sits below 25o line and All new development should ensure that: will not affect neighbour’s daylight adversely • the amenity of neighbouring development will Not acceptable because the centre of the window is within the 45o lines not be adversely affected by impact on privacy, daylight, sunlight or immediate outlook from main (i.e. front and rear) windows; and, • occupiers will have adequate daylight, sunlight, privacy and immediate outlook If the proposal does not meet these criteria, and there are good townscape reasons for looking at other solutions (for instance, the character of an historic area), then more detailed calculations will be required. Guidance can be found in the Building Research Establishment guide Site Layout Planning for Daylight and Sunlight - A Guide to Good Practice. 45°

Page 12 Step 2: Fitting it on to the site

Sunlight to existing development How the affected area of a garden is used and Where development is located in other orientations its overall size, will be taken into account when in relation to a neighbouring garden, the 45° line determining whether any loss of sunlight from a new should be set at a distance from the ground level as extension or outbuilding is acceptable. follows: Generally, half the area of garden space should be N 4m NE 3.5m capable of receiving potential sunlight during the E 2.8m SE 2.3m spring equinox for more than 3 hours. S 2m SW 2m The sunlight of spaces between gables will not be W 2.4m NW 3.3m protected unless the affected space is of particular amenity value in comparison with the remainder of In more complex cases, or where the development the garden. Such a space might be a patio which was fails this test, other methods may be required – designed as an integral part of the plan-form of the for instance, a measurable hour by hour sun path original house. analysis showing how sunlight moves through the affected space for both before and after situations. There are various methods of calculating sunlight, but a simple check is to use the 45 degree method. 45o line 45o line Where development is located to the south or south west of a garden, if it rises above a 45° line to the new neighbour’s neighbour’s garden horizontal which is set 2m from the ground level, the garden extension sunlight to the garden may be adversely affected. 4m 2m north south

45o line 45o line

new neighbour’s neighbour’s garden garden extension 2.8m 2.4m east west

Protecting sunlight to neighbour’s property

Page 13 Step 2: Fitting it on to the site

Privacy and outlook Side Windows Decking, Roof Terraces, Balconies People value privacy within their homes but they also Windows will only be protected for privacy and light and Rooflights value outlook - the ability to look outside, whether to if they themselves accord with policies in terms of Balconies, roof terraces and decking which are close gardens, streets or beyond. To achieve both, windows distance to the boundary. Windows on side walls or to boundaries and overlook neighbouring properties either have to be spaced sufficiently far apart so that gables - as often found on bungalows, for instance can be a major source of noise and privacy intrusion. it is difficult to see into a neighbouring property or - will not normally be protected as they are not set windows have to be angled away from one another. back sufficiently from the boundary to be “good Generally, decking should be at, or close to, neighbours” themselves, taking only their fair share ground level (taking account of any level changes 18m is the minimum recommended distance between of light. in the garden ground), of simple design (including windows, usually equally spread so that each barriers and steps), and should not detract from the property’s windows are 9 metres from the common Ground floor windows can sometimes be closer than appearance of the house. boundary. 9 metres to a boundary if they can be screened in some way, e.g. by a fence or hedge. Opportunities for decking may be limited on listed A frequent objection to a development is loss of a buildings, as it is rarely part of the original character. particular view from the neighbour’s house. Though private views will not be protected, immediate Permission for roof terraces and balconies will not outlook of the foreground of what can be seen from be granted where there is significant overlooking within a building may be. This means into neighbouring property due to positioning and that new development that blocks height or if the terracing results in loss of privacy to out the immediate outlook neighbouring properties. of a dwelling must be Rooflights in new extensions that are within 9 avoided. metres of the boundary may be acceptable so ground floor window long as they do not have an adverse impact on the screened by fence existing privacy of neighbouring properties. Any adverse impacts on privacy may be mitigated if the rooflight(s) is set at a high level above floor level Decking 9m min (usually above 1.8 metres). Screened (12.5m in villa areas)

side window not protected (less Street than 9m from boundary)

Page 14 Step 2: Fitting it on to the site

Trees neighbouring windows may restrain the size or position of any outbuildings; The retention of trees and landscape can soften the impact of a new building and help it to blend • buildings in front gardens will not usually be in. Mature landscape should therefore be retained acceptable, because of the damaging impact on where possible. the appearance and amenity of the street and the surrounding area; If a tree would overhang the proposed development or is closer to it than a distance equal to half the tree • there may be additional considerations for listed height, it must be shown on the application plans. buildings and conservation areas. The tree species and the position of the trunk Sheds for cycle storage are subject to the same and extent of branch spread must be accurately principles as sheds for any other purpose. The indicated. The case officer will then assess if more Council has worked with Spokes to produce a fact detailed information, such as a tree survey of the sheet on the storage of bikes for tenement and flat site, is required. dwellers, and in gardens. Garages and outbuildings Links: Buildings within the residential curtilage – such as garages, sheds or greenhouses – should be Guidance for Businesses subordinate in scale and floor area to the main Listed Buildings and Conservation Areas Guidance house. In many cases, they will be “permitted development”. Spokes factsheet (Cycle storage for tenements and flats) Proposals will be assessed for their impact on the amenity of the area and on neighbouring Spokes factsheet (Cycle storage in gardens) property (eg loss of daylight) in the same way as extensions. Some points to note when planning your development: • the use must be ancillary to the “enjoyment of the dwelling house”; for instance, gardening, maintenance or hobbies, and not for a commercial business (see our Guidance for Businesses for advice in these cases); • in flatted properties, the way that the garden ground is allocated and the position of

Page 15 Step 3: Design Matters

Extensions and alterations should be architecturally Materials compatible in design, scale and materials with the original house and its surrounding area. This The materials used to construct a building are The use of sustainable long-lasting materials, locally does not preclude high quality innovative modern one of the most important elements in helping sourced wherever possible, and with the potential designs. a new extension to sit harmoniously with the for later recycling will be encouraged. original building. Material characteristic of the The use of materials that are reclaimed or recycled Extensions should not overwhelm or dominate the neighbourhood and of Edinburgh can provide a original form or appearance of the house, or detract sense of quality and identity. Cheap or inappropriate will be encouraged. from the character of the area. materials can detract from the neighbourhood and UPVC is not a traditional or sustainable material, the value of the house. A well-designed and attractive extension will and its use will not normally be acceptable In listed enhance the appearance – and value – of your The materials to be used on an extension should buildings and conservation areas. property and of the neighbourhood. normally match exactly those of the existing building. Where the existing building is constructed of stone, natural stone of the same type and colour should be used for the extension. The use of traditional materials but in a modern design can be an effective way of respecting the character the building or area whilst still encouraging new architectural ideas. Alternatively, a new extension may be designed to contrast with the existing building using a modern design and materials. In this instance the materials should be of the highest quality and relate well to the existing building. It is better to set the extension slightly back so that there is a visible break between the old and new.

Extension subservient to original home in scale and size and compatible with original house in materials and form

Page 16 Step 3: Design Matters

Roof Design In general the pitch and form of an extension roof Dormers on a listed building will also require listed All proposals should comply with both general and should match that of the existing roof. building consent. New dormers on a listed building specific guidance as set out below. are not normally acceptable on front roof pitches. New Flat roofs may be appropriate on modest, single dormers on rear roof pitches of listed buildings may General Guidance storey extensions where not visible in public views. be acceptable where compatible with the character The relationship between a dormer and its Side extension roofs should normally be pitched to of the listed building. Where acceptable on listed surroundings is particularly important. Dormers match the house. buildings, dormers should be of a historic design. should be of such a size that they do not dominate the form of the roof. Dormers should not come to the Otherwise flat and mansard roofs on extensions On unlisted houses that are not in conservation edges of the roof. There should be visible expanses will not normally be allowed unless these are areas, rear and side dormers may be “permitted of roof on all 4 sides. Where possible, the dormer complementary to the existing roof, or in the development”. Guidance on Householder Permitted should align with existing fenestration on the case of flat roofs they are part of a high quality, Development Rights can be found in the Scottish building’s elevation. contemporary design. Government Guidance (Circular 1/2012). New eaves heights should either match or be lower Specific Guidance than existing eaves, to avoid extensions being On principal elevations a single dormer should be greater in storey height than the original building. no greater in width than one third of the average Development above the existing roof ridge will not roof width. If there are two or more dormers, their be permitted. combined width should be less than 50% of the average width of the single roof plane on which they Chimneys form an important feature of many roofs, are located. often marking the subdivision of terraces or adding height to bungalows. Even if disused, they should On rear elevations which are not publicly visible or normally be retained. New false ones can act as not readily visible from public viewpoints a larger ventilation flues from kitchens or bathrooms. dormer may be acceptable where this fits in with the character of the building and surrounding area. Dormers Dormers on side elevations will be considered Dormers on principal elevations, and all dormers acceptable where it can be demonstrated that in conservation areas or on a listed building, will the proposal fits in well with the character of the require planning permission. surrounding area. Dormers in conservation areas will be acceptable All dormers should comply with the ‘Privacy and when they are compatible with the building and Outlook’ requirements as set out on page 14. the character of the surrounding area. All glazing proportions should match the main house or flat.

Page 17 Step 3: Design Matters

Doors and windows Doors and windows should be sensitively replaced, areas may require planning permission. in keeping with the character of the original building, Permission will not required in the following cases: the quality of its design and in an environmental sustainable way. The character of the area should be • The replacement of doors and windows on a like- protected and enhanced. for-like basis. Replacement windows, and new windows on an • In properties which are not in a conservation area. extension, should be of the same size and style as the If you want formal confirmation that your existing ones, keeping the same proportions. replacement doors and windows are lawful , you Repairs to match the original do not require planning can apply for a Certificate of Lawfulness at www. permission or listed building consent. However, eplanning.scot where a building is listed, consent may be required for: Boundary walls • Double glazing; Walls and fences to the street frontage should harmonise with street and the house. They should • Secondary glazing; not be so high as to be intimidating or reduce • The removal or replacement of windows and doors; security overlooking from the houses. • Alterations to windows such as the changes to Front walls and fences should not be more than astragals, and alterations to doors. 1 metre in height unless there is a prevailing size already established in the neighbourhood. They will Window and door alterations to listed buildings may not be acceptable in estates designed as open-plan require planning permission as well as listed building front gardens, if this forms part of the character of a consent, if they are considered to be ‘development’, conservation area. eg if the new window or door is materially different and changes the character of the building. Please refer to our Guidance for Conservation Areas and Listed Buildings. Window replacement on unlisted buildings in conservation areas may also require planning permission, as may alterations such as converting a window to doors. Door alterations to unlisted buildings in conservation

Page 18 Step 3: Design Matters

Access and parking Smaller scale on-plot car parking options for residential developments: Forming an access for a parking space or garage will Only one access will be permitted per Source: Space to Park website require planning permission where it is taken from a property. classified road or trunk road. In all cases, a road permit A parking space will normally be allowed if will be required for works required to drop a kerb. the front garden is at least 6 metres deep, In flats within conservation areas and within the with a maximum area of 21 square metres curtilage of a listed building, permission is also or 25% of the front garden, whichever is the required to form a hard surface - a driveway or a parking greater. The design should be such as to space. For other properties, see the section on forming prevent additional parking on the remainder a hard-paved area in Permitted Development Rights. of the garden area, eg by using kerbs, planting boxes or changes of level. The Demolition or alteration of walls will need consent in access should not be wider than 3 metres. conservation areas or for listed buildings. A building Attached Garage: Cut out or drive through: warrant is also needed where the hard paved area is Materials must be of high quality and more than 200 square metres. appropriate for the house and the area. The paving must be porous or combined with a Parking in front gardens will not normally be allowed soakaway within the site; the first 2 metres • within traditional tenements; from the road should be paved to avoid loose chippings spilling out. Gates should • in conservation areas or listed buildings, where be of appropriate design and open inwards, loss of original walls or railings and the creation to avoid obstructing the pavement. of a hard surface would have an adverse effect on the character and setting of the area, or a listed Garages or car-ports must have at least a 6 building and its special architectural or historic metre driveway in front to allow vehicles to Hardstanding: Detached Garage: interest; draw in completely off-street. • where the parking space would be formed in front Where the provision of parking was of the windows of a habitable room owned by a part of the original grant of consent, different occupier. the number of parking spaces should be maintained. Loss of a parking space For road safety reasons, an access must not be formed (eg by the conversion of a garage) may, • within 15 metres of a junction; in a controlled parking area, affect the householder’s right to obtain a parking • where visibility would be obstructed; and permit. • where it would interfere with pedestrian crossings, Parking solutions for bicycles are set out bus stops, street lighting or existing street furniture. on page 15. Integral Garage: Car Port: Page 19 Step 3: Design Matters

Sustainability Wood-burning stoves Satellite Dish Aerials The Council encourages energy conservation, Wood burning stoves and biomass boilers are Where they fall within planning control, e.g. in including microgeneration where appropriate. similar appliances, both burn organic materials to conservation areas and on listed buildings, dishes However, some devices are not always suitable on create space heating. In addition, larger biomass will not normally be acceptable on the front or street older listed properties or in conservation areas. central heating systems are available which can also elevation of any building. heat water. The main difference between the two However, the re-use and adaptation of old buildings, However, they may be acceptable in the following appliance types is that wood burning stoves burn which have long paid back their carbon footprint, is situations: wood, or wood pellets; and biomass stoves burn a in itself sustainable. variety of energy crops, including wood. • on the ground to the rear of the building; Adaptable buildings, which allow for change or Provided that the wood burning stove or biomass • on a modern extension to the rear of the building rearrangement in the future, are also sustainable, boiler is located inside the dwelling house, providing that no part of the dish is higher than as they have a longer lifespan than those designed the stoves themselves do not require planning the main building; so tightly that they cannot be altered to meet future permission. However, permission may be required needs. • in the internal valley of roof provided that no part for the flue and any storage facility required for the of the dish projects above the ridge; or Other ways to make your extension more sustainable fuel. Where the building is listed, listed building are to use environmentally-friendly and re-cycled consent may also be required if the storage is • behind a parapet provided that no part of the dish materials. attached to the listed building. A building warrant projects above it. will be required to cover installation, the flue and Extensions must comply with Building Standards, fuel storage. Secured by design which place a strong emphasis on energy- conservation measures such as insulation and This advice covers domestic stoves and boilers up The design and layout of your extension should appropriate materials. This passive energy approach to 45kW (heat) output. The Council’s Environmental not affect the security of your home or those of is often more cost and energy-efficient than Health team can advise on acceptable types of your neighbours. Blank walls, hidden corners and renewable technology. stoves to achieve the required air quality standards. secluded passageways provide cover for intruders to work at gaining access. Solar Panels Other services on buildings Many break-ins take place at the rear of the house, The provision of solar panels can contribute to Some new buildings, whether extensions or new- taking advantage of the privacy of the rear garden. sustainability. However, on listed buildings and/ build houses or flats, spoil their exterior finishes Ways of making your property more secure include: or within conservation areas, solar panels will not with construction joints, outlets for flues and fans, normally be permitted on any conspicuous elevations. weep holes, grilles, etc that were not taken into • Making access to the rear difficult, using alarms account at the time of design. These should be and sensors; In other cases, where solar panels would be considered and planned in to minimise their impact. visible from public streets and areas, they should • ensuring flat roofs do not provide access to upper be designed and laid out as part of an overall windows; architectural treatment.

Page 20 Step 3: Design Matters

• deterrent prickly planting under windows; and • strong locks and fastenings. You can get advice from the Architectural Liaison Officer at your local police station. It is much easier and cheaper to build in security features while you are constructing your extension, than trying to add them afterwards. Considerations Checklist Please consider which of the following permissions you will need, this might include: • Planning Permission • Listed Building Consent • Conservation Area Consent • Building Warrant • Road Permit • Licensing (landlord/HMO etc.) • Legal rights to build (see page 9 for details of these and other consents)

Page 21 Step 4: Submitting your Application

Making an application where permission is required How to apply for planning permission Preparing and Submitting your Planning You can view our validation of applications guide online. Pre-application advice Application Other plans and drawings will depend on the scale, Paper Forms Advice is generally only given on larger, more nature and location of the proposal. For minor complex, unusual or contentious cases. We do not Two sets of the planning application form are householder applications, such as a garden fence or usually give pre-application advice on householder required. The same number of land ownership a satellite dish, brochure details may be acceptable, development. certificates must also be submitted. Guidance on but their precise location should be shown on a their completion is provided with the forms. scaled drawing. Apply online The Council will notify all those with an interest All new work should be coloured and the plans Applications can be submitted online at in neighbouring land within 20 metres of the should be annotated dimensions and the proposed www.eplanning.scot application site that you have submitted a valid materials, and details such as the design and Once registered you can log in and begin making planning application. They have 21 days from location of bin stores and recycling facilities. your application. A guide to submitting an the date of the Council’s notice to make formal application online is available to help you go representations. Note that anyone can send in For listed building consent, where new openings/ through the process. comments, not just the notified neighbours. changes are proposed, details of internal elevations and sections are required. With larger applications, Apply by post Application Fee a photographic survey will need to be submitted. If you prefer paper forms then these can be Fees can be calculated at www.eplanning.scot The minimum detailed information on the plans downloaded from www.eplanning.scot Cheques should be made payable to the City of must be as follows: Edinburgh Council, but online or phone payments Data protection are available. Location plan When you submit a planning application, the Requirement for Plans and Drawings This must identify the land to which the proposal information will appear on the Planning Register and relates and its situation in relation to the locality - will also be published on our weekly list of planning All applications should be accompanied by a in particular in relation to neighbouring land (land applications. This is all done in accordance with data location plan, to scale and showing the application within 20 metres of the boundary of the land to be protection law. site in red and any other land owned by the developed) for notification. Location plans should applicant in blue. Almost all will also require a site be a scale of at least 1:2500 and should indicate a plan. north point.

Page 22 Step 4: Submitting your Application

Site Plan is in fact the case); neighbouring development; This should be of a scale of at least 1:500 and should e. where a proposed elevation adjoins another d. show existing site levels and finished floor levels show: building or is in close proximity or is part (with levels related to a fixed datum point off site), of a larger building (eg flats), the drawings and also show the proposals in relation to adjoining a. the direction of North; should clearly show the relationship between buildings (unless, in the case of development of b. any access arrangements, landscaping, car the buildings, and detail the positions of the an existing house, the levels are evident from floor parking and open areas around buildings; openings on each property. plans and elevations). c. the proposed development in relation to the site Existing and proposed floor plans Roof plans boundaries and other existing buildings on the site, with written dimensions including those to (at a scale of 1:50 or 1:100) which should: (at a scale of 1:50 or 1:100) to show the shape of the roof and specifying details such as the roofing the boundaries; a. explain the proposal in detail; material, vents and their grilles /outlets. d. where possible, all the buildings, roads and b. show where existing buildings or walls are to be footpaths on land adjoining the site including demolished; I don’t need permission but … access arrangements; c. show details of the existing building(s) as well as I want to be sure that I have correctly interpreted e. the extent and type of any hard surfacing; those for the proposed development; the permitted development rules, or that alterations carried out in the past are legitimate? f. boundary treatment including walls or fencing d. show new buildings in context with adjacent where this is proposed. buildings (including property numbers where To cover these situations, you can apply for a applicable); Certificate of Lawfulness at www.eplanning.scot Site Surveys e. show existing and proposed levels. Including existing site levels, will be required for all Apply on line new build proposals. Existing and proposed site sections and Applications for Certificates of Lawfulness can be made online at www.eplanning.scot Existing and proposed elevations finished floor and site levels(at a scale of 1:50 or 1:100) which should: A certificate has legal status, giving certainty to (at a scale of 1:50 or 1:100) which should: a. show a cross section(s) through the proposed prospective buyers, and immunity from future a. show the proposed works in relation to what is building(s); enforcement action. already there; b. where a proposal involves a change in ground Certificates of Lawfulness are particularly useful b. show all sides of the proposal; levels, show both existing and finished levels to when selling properties in the housing market, include details of foundations and eaves and how where the buyer may want proof that the works are c. indicate, where possible, the proposed building encroachment onto adjoining land is to be avoided; lawful and planning permission was not required. materials and the style, materials and finish of windows and doors; c. include full information to demonstrate how The onus is on you to provide supporting information proposed buildings relate to existing site levels and as to why you think that the works are lawful under d. include blank elevations (if only to show that this

Page 23 the Planning acts. When a certificate is being sought for building works - e.g. an extension to a house - drawings will be required to ascertain that the proposal is actually permitted development. Guidance is available on the Council’s web-site. It may become apparent during the processing of the application for the certificate of lawfulness that this is not the case and planning permission will be required. In these cases, the certificate will be refused. You have a right of appeal against this decision.

Page 24 Glossary Amenity - the pleasantness or attractiveness of a place. Balustrade - a railing supported by balusters, especially one forming an ornamental parapet to a balcony, bridge, or terrace. Buildings Lines - a limit beyond which a house must not extend into a street. Conservation Areas - areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Curtilage - an area of land attached to a house and forming one enclosure with it. Dormer Windows - a window that projects vertically from a sloping roof. Elevation - drawings to show what the building will look like from each side. Gable End - the triangular upper part of a wall at the end of a ridged roof. Green Belt - an area of open land around a city, on which building is restricted. Permitted Development - certain types of work without needing to apply for planning permission. Public Realm - belongs to everyone. It comprises the streets, squares, parks, green spaces and other outdoor places. Planning Permission – a formal request to a local authority for permission to build something new or to add something to an existing building. Listed Buildings - Listed buildings are buildings of special architectural or historic interest which are protected under legislation. Local Development Plan - A Local Development Plan (LDP) sets out policies and proposals to guide development.

Page 25 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 March 2018 Page 26 Listed Buildings and Conservation Areas

March 2018 Listed Buildings & Conservation Areas

Who is this guidance for? This document is divided into two parts: Anyone considering work to a property within a Policy Context conservation area or to a listed building. Part 1. Listed Building Guidance This guidance interprets polices in the Edinburgh This guidance provides information on repairing, Local Development Plan which seek to protect the altering or extending listed buildings and unlisted character and setting of listed buildings, and the buildings in conservation areas. Part 2. Conservation Area Guidance character and appearance of conservation areas. This document and other non-statutory guidance can This guidance was initially approved in December be viewed at: 2012 and incorporates minor amendments approved www.edinburgh.gov.uk/planningguidelines in February 2016 and March 2018.

Listed Buildings and Guidance for Businesses Conservation Areas

March 2018 March 2018

Guidance for Householders Edinburgh Design Guidance October 2017

March 2018

Guidance for Development in the Countryside and Green Belt October 2017

Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. March 2018 2 Contents

Page Page

Part1: Listed Buildings 2 Part 2: Conservation Areas 23 Do I need Listed Building Consent? 4 Do I need Planning Permission 23 What Other Consents Might Be Required? 5 What Other Consents Might Be Required? 23 General Principles 5 General Principles 24 Repair 6 Repair 24 Stone Repair 6 Demolition 24 Mortar Joints and Pointing Repair 7 Extensions and Alterations 24 Traditional Harls and Renders 7 Shopfront Alterations and Signage 25 Roofs 7 Windows and Doors 25 Rainwater goods 8 Stone Cleaning Methods 26 Railings, Gates, Balconies and Handrails 8 Painting 26 External Alterations 9 Paint Removal 27 Stone Cleaning 9 Telecommunications including Satellite Dishes 27 Paint Removal from Masonry 10 Gas Pipes and Meter Boxes 28 Extensions and Additions 11 Flues 28 Shopfront Alterations and Signage 12 Air Conditioning and Refrigeration 28 Windows 12 Adaptation for Accessibility 28 Doors 14 Basements/Access Stairs 15 Services 16 apply For Planning Permission Adaptation for Accessibility 18 apply For Listed Building Consent Internal Alterations 19 New development in the grounds of listed buildings 21 apply For Certificate of Lawfulness

3 Part1: Listed Buildings

Listed buildings represent the very best examples modern requirements but ensure that work is of the built heritage. They are defined as buildings Do I need Listed Building implemented in a sensitive and informed manner. of special architectural or historic interest and are Consent? The aim is to guard against unsympathetic protected under the Planning (Listed Buildings and alterations and prevent unnecessary loss or damage Conservation Areas) (Scotland) Act 1997. The lists Listed buildings are afforded statutory protection. to historic fabric. Any alterations which would of Buildings of Historic or Architectural Interest are This means that listed building consent is seriously detract from or alter the character of a compiled by Historic Scotland on behalf of Scottish required for the demolition of a listed building, listed building are unlikely to receive consent Ministers. The term building includes structures or its alteration or extension in any manner which such as walls and bridges. would affect its character as a building of special There are three categories of listed buildings: architectural or historic interest. Category A - Buildings of national or international Listing covers the interior as well as the exterior, and importance, either architectural or historic, or includes any object or structure fixed to the building, fine little-altered examples of some particular or which has been included within its curtilage since period, style or building type. 1st July, 1948. Listing, therefore, extends to historic Category B - Buildings of regional or more than fixtures or fittings (plasterwork, chimneypieces, local importance, or major examples of some panelling) and items within the curtilage such as particular period, style or building type which stables, mews, garden walls and stone setts. Any may have been altered. proposals to alter unsympathetically, relocate or remove such features are likely to detract from Category C - Buildings of local importance, lesser the quality of the setting and are unlikely to be examples of any period, style, or building approved. Listed building consent is not required for internal type, as originally constructed or moderately redecoration, renewal of bathroom and kitchen altered; and simple traditional buildings which Listed building consent must be obtained where fittings, rewiring or new plumbing, provided group well with others in categories A and B. proposals will alter the character of the listed fittings or internal decorations (such as decorative building, regardless of its category or whether the plaster, murals and paintings) which contribute to Buildings which relate together in townscape terms work is internal or external. the character of the building or structure are not or as planned layouts in urban, rural or landed estate affected. contexts, often have their group value stressed by Proposed change will be managed to protect a inclusion within ‘A’ or ‘B’ groups. building’s special interest while enabling it to remain In considering any application for listed building in active use. Each proposal will be judged on its consent, and also any application for planning To check whether your property is listed, use our own merits. Listing should not prevent adaptation to permission for development which affects a listed online map. March 2018 4 building or its setting, the Council are required to What if the work has already been If you believe your building work is ‘permitted have special regard to the desirability of preserving carried out? development’, you can apply for a Certificate of the building or its setting, or any features of special Lawfulness. This is a legal document from the architectural or historic interest which it may It is a criminal offence to demolish, alter materially Council which confirms that the development is possess. In this context, preserving, in relation or extend a listed building without listed building lawful. to a building, means retaining it either in its consent. Alterations may be subject to enforcement In addition, listed building consent may be required existing state or subject only to such alterations or action or prosecution at any time. Retrospective regardless of whether planning permission has been extensions as can be carried out without detriment applications for listed building consent will be granted. to its character. considered on their merits. The tests for demolition are detailed in the Scottish Our guidance on Selling Your House sets out the Advertisement Consent criteria which will be used to determine whether to Historic Environment Policy. No listed building Many advertisements will require advertisement take enforcement action against unauthorised works should be demolished unless it has been clearly consent, in addition to listed building consent to a listed building. This will help if you are selling a demonstrated that every effort has been made and planning permission. You can check this by listed property and provides general advice on listed to retain it. The Council will only approve such consulting or by seeking advice from the Planning building consent. applications where they are satisfied that: Helpdesk. • the building is not of special interest; or Building Warrant • the building is incapable of repair; or What Other Consents Might Converted, new or altered buildings may require • the demolition of the building is essential to Be Required? a building warrant, even if planning permission delivering significant benefits to economic growth Planning Permission or listed building consent is not required. Please or the wider community; or contact Building Standards for more information Development is defined as the carrying out of on 0131 529 7826 or email: buildingwarrant. • the repair of the building is not economically building, engineering, mining or other operations in, [email protected]. viable and that it has been marketed at a price on, over or under land, or the making of any material reflecting its location and condition to potential change in the use of any buildings or other land. restoring purchasers for a reasonable period. General Principles Planning permission is required for many alterations, Repairs which match the original materials and additions and changes of use, although some The aim of this guideline is to prevent unnecessary methods and do not affect the character of the development can be carried out without planning loss or damage to historic structures and ensure that building do not usually require listed building permission. This is ‘permitted development’. proposals will not diminish their interest. consent or planning permission. To determine whether planning permission is The fact that a building is listed does not mean that You can apply for listed building consent at required, the Town and Country Planning (General changes cannot be made. However, it does mean www.eplanning.scot. Permitted Development) (Scotland) Order 1992 or that any alterations must preserve its character. Any Government Circular on Permitted Development alterations which would seriously detract from or should be considered. alter the character of a listed building are unlikely to receive consent.

March 2018 5 It is strongly advised that specialist advice be • Type: ashlar, random rubble, coursed rubble etc. There will inevitably be a marked contrast between old sought prior to carrying out any works to a listed and new work. However, within a few years of repair • Tooling: broached, stugged, polished building. Without exception, the highest standards the effects of natural weathering will have gone a of materials and workmanship will be required for all • Joints: v-jointed, square-jointed, fine-jointed, etc. long way to remedy this situation. Cosmetic treatment works associated with listed buildings. of indented stone, either cleaning the old stone or An analysis of the stone will also be required distressing the new is not recommended. Any alterations should protect the character and to establish its chemical make-up and ensure special interest of listed buildings . compatibility with the existing stone. Partial indenting should not normally be considered. In certain circumstances, small indents may be There is a strong presumption against demolition of These details should be respected and repeated, appropriate on moulded detail, but leaving the listed buildings and proposals for demolition will be where appropriate, when stone damaged stonework may be more acceptable than assessed against the criteria set out in the Scottish replacement and pointing is carried carrying out a visually intrusive repair. Historic Environment Policy. out. Inappropriate replacements Stone indents on external original steps and entrance affect the architectural integrity of platts are normally the most appropriate method of historic buildings. Repair repair. Concrete screeds to steps and entrance platts It is also imperative to remedy the are not acceptable. cause of any decay by eliminating Planning permission and listed building consent sources of soluble salts, preventing Redressing are not normally required for repairs which match the passage of moisture and Redressing is the removal of the surface layer from the the original materials and methods and do not rectifying active structural faults. decayed stone. This may not be appropriate as it can affect the character of the building. Inappropriate cause considerable damage to the underlying stone repairs can result in enforcement action or Indenting and accelerate decay. prosecution. Indenting is the insertion of a new stone to replace Mortar one which is damaged or decayed. Repairs to listed buildings should always be carried Mortar repairs to stone should only be used as an Indenting may not always be necessary when a out with care. Matching the original materials and extension of pointing to fill in small areas of decay and stone has a defect; if the stone can reasonably be extend the life of a stone which would otherwise have method is important. The use of inappropriate expected to survive for another 30 years, it should to be replaced. materials and poor repair techniques can accelerate be left, regardless of its appearance. the decay of traditional historic buildings, shorten In some cases, it may be appropriate to use mortar their lifespan and result in longer-term problems Where indenting is on sculpted or moulded stonework. However, as which may reault in much higher repair costs. appropriate, the indent mortar is significantly different from stone, ensuring should be selected to a permanent bond between the two materials will Stone Repair closely match the original be difficult. Therefore, a mortar repair will have a stone. Artificial stone Before any repairs are undertaken, the existing considerably shorter life than indenting. should not be used on stonework details should be carefully categorised for listed buildings. Lime mortars will usually be the most appropriate mix. the: The presence of cement in the mix used for mortar repairs will accelerate decay in the neighbouring stone.

March 2018 6 Weather Proofing carefully. Hard cement mortar should never be used. In traditional construction, the free movement of Traditional Harls and Renders water vapour through the fabric of a building in both directions is essential. Hard cement mixes should not be used for harls 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. stone and the process is not reversible. Original harls can be analysed to establish their Mortar Joints and Pointing Repair composition. In order to prepare surfaces for harling and rendering, old cement render should usually be The original mortar joints and pointing should be removed. In most cases, it will be more appropriate respected, if traditional and causing no damage. The restoration of lost roof elements to match the to use a wet dash rather than a dry dash. It is Pointing can take many forms (recessed, flush, original form will be encouraged. important that each ‘layer’ of harl is allowed to dry slaistered etc.) In some instances, small pieces of fully before applying another coat. However, each It is important to use the proper repair techniques stone or slate are used in the mortar mix. In cases situation is different and specialist advice should be and materials for ridges, flashings, mortar fillets where it is unclear what existed previously, mortar sought on best practice. analysis should be carried out. Under no circumstances should joints be widened Roofs to facilitate the work. Raking out should be done carefully with hand tools; power tools should never Listed building consent will be required for be used. It is important that the correct pointing alterations to roofs. Planning permission may and tools are chosen and used for specific types of also be required, depending on the proposal. joints. Planning permission and listed building consent Mortar should be sufficiently resilient to are not normally required for repairs which match accommodate minor movements in the masonry, the original materials and methods and do not but it should never be stronger or denser than affect the character of the building. adjoining stones. This will cause the mortar to and parapet gutters. Ridges should be replaced to crack and prevent drying out through the joints, The roof, which includes parapets, skews, chimney match existing. Most ridges and flashings should be causing moisture to evaporate through the stones, heads and chimney pots, is an important feature of a replaced in lead, making sure to use the correct code accelerating decay. building. The retention of original structure, shape, pitch, cladding (particularly colour, weight, texture of lead. Lime mortar should be used in most instances. and origin of slate and ridge material) and ornament Any change to the roofing material, including However, as the technology, science and physical is important. Any later work of definite quality which alternative slate, will require listed building consent properties of pure lime mortars vary considerably makes a positive contribution to the interest of the and may require planning permission. from cement gauged mortars, they must be used building should also be kept.

March 2018 7 Most traditional roofs within Edinburgh are covered The original gradation of slates should be repeated. Rainwater goods with Scots slates, although other materials, such (guttering, downpipes etc.) as Welsh and Cumbrian slates, pantiles and thatch, Flat Roofs have also been used. In some instances, materials Lead is usually the most appropriate covering for the such as copper may have been used on the roof of a long-term maintenance of flat roofs. Alternatives to decorative turret. Traditional materials should always lead may be considered acceptable in certain cases. be respected and repeated, where appropriate. Bituminous felt is not generally appropriate for use on 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 permission.

Original chimneys should always be retained Replacement rainwater goods should match the and repaired as they are an essential feature of original, cast iron or zinc should be used where traditional buildings and contribute to the historic Scots slates are becoming increasingly rare and in these were the original materials. Other materials skyline. Non-original additions to chimneys should some circumstances second-hand slates are of poor such as aluminium may be acceptable, where be removed. quality and size. It is preferable in some cases that appropriate. sound old slates are laid together on visible roof Chimneys should be repaired using traditional They should be painted either black or to tone slopes, with new slates used on non-visible roof methods to reinstate as original, with particular in with the adjacent stonework and roofing slopes. Alternatives to Scots slate will be considered attention to the detail of the coping stone. Particular respectively. on their merits. care should be taken to retain chimneystacks to their original height. It is important to ensure consistency in the texture Railings, Gates, Balconies and Handrails and grading, and that the new slate matches the Detailed records of the original structure should The erection of railings, gates, balconies and colour, size, thickness and surface texture of the be made where downtaking is necessary to ensure handrails requires listed building consent and original materials as closely as possible. correct replacement. Chimney pots should always be planning permission. replaced to match the original. Concrete tiles or artificial slate should never be used Planning permission and listed building consent in conjunction with, or as a replacement for real Where the original chimneys have been demolished are not normally required for repairs. slate. The introduction of slate vents may require and replaced in brick and render, the rebuilding in listed building consent. stone will be encouraged. Balconies, gates, railings and handrails are usually Patterned slating, incorporating fish scale or formal components in the design of an elevation. diamond slates, sometimes in different colours, They should be maintained and repaired and, if should be retained and repaired with special care. March 2018 8 they have to be replaced, based on sound physical and documentary evidence cleaning, applicants will be required to ascertain should be erected on a of the previous state of the building. This is to geological characteristics through laboratory tests. ensure that work is carried out in an architecturally like for like basis. The Stone cleaning methods should be tested on an and historically correct manner. recommended paint inconspicuous trial area of two or three stones. colour is black gloss. Stone Cleaning If stone cleaning is approved, post-cleaning Usually, railings were photographic records should be submitted and made from cast iron, Listed building consent is required to stone documented for research purposes. although there may be clean listed buildings. Planning permission some examples surviving is also required for the stonecleaning of any It is expected that most necessary repairs will be of wrought iron. If the building within a conservation area. identified at the initial application stage. Therefore, railings no longer exist, it consent would be conditional upon a commitment is important to establish by applicants to undertake a minimum standard of what the original railings were like. Remaining Stone cleaning cannot be undertaken without repair subsequent to stonecleaning. sections of iron work may still exist in the cope or on damaging a building. It can also reveal the scars similar neighbouring properties or old photographs of age, such as staining, poor previous repairs and Stone Cleaning Methods surface damage. It may also remove the natural and plans can be used. In most cases, cast iron The following are the most common stone cleaning patina, the protective layer on the stone, opening railings fixed individually into the cope should be methods. Their inclusion in this guideline is for up the surface pore structure and making re-soiling used. information only and does not imply their much easier. Railings are normally fixed to stone copes. These acceptability. should be repaired according to the principles There will, therefore be a presumption against the stone cleaning of listed buildings and buildings outlined in the previous section on stone repair. 1. Mechanical - Carborundum Disc Moulded copes and other special details should within conservation areas. Stone cleaning will not be This method comprises a hand-held rotary disc always be respected and repeated. considered acceptable on any street where cleaning has not commenced. Where cleaning of a street has with a carborundum pad. commenced, the issue of reinstating architectural 2. Air and Water Abrasive External Alterations unity will be a material considerations in assessing the merits of individual applications. These methods comprise grits and other abrasive Any external alterations, however minimal, may mediums carried by jets of air and/or water. require listed building consent and possibly Specialist professional skills should be sought to planning permission. undertake analysis and, where acceptable, design a 3. Chemical Cleaning suitable cleaning method and undertake work. This section provides guidance on the most common This method comprises the application of forms of change. You are encouraged to contact Applications for stone cleaning should be chemicals and a high pressure water wash or Planning to discuss any proposed work. accompanied by a full drawing and photographic pressure steam. survey. Where it is proposed to restore lost features, it will be important to ensure that all restorative work is To assess the most appropriate method of stone

March 2018 9 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 paint from coarse, porous sandstone. In certain structural integrity. However, the condition or to a depth where natural evaporation will circumstances, a minimally abrasive method may architectural detailing of the surface or the nature of not take place. The water can then percolate be appropriate to remove the outermost paint layers the graffiti may, in some circumstances, prevent any down through the fabric of the wall and cause not in contact with the stone surface. Chemical paint form of graffiti treatment from being acceptable. accelerated weathering at lower levels in the removal varies from paint stripper to a proprietary building. High pressure water can also cause poultice (a substance placed on the stone to draw damage to the stone. out the paint). Each requires extreme caution due to their potentially damaging effects and trial samples A water wash remains an alternative stone should 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 which has combined with the surface to form work may be required following paint removal. an insoluble compound. High pressure and/ Therefore, consents will be conditional upon a or excessive water can cause surface erosion, commitment by applicants to undertake a minimum pointing wash-out, staining and force water standard of repair subsequent to paint removal. into the core of the wall. Due to the dangers of Each site must be assessed on an individual basis Where paint removal is not appropriate, the property thermal expansion, water washing should be and a site specific proposal prepared. Specialist should be repainted in a matt finish stone coloured avoided in frosty conditions. professional skills should be sought to design paint to tone with the adjoining stonework. suitable treatment methods and undertake any Specialist professional skills should be sought to work. undertake analysis, design a suitable treatment Paint Removal from Masonry At sites where graffiti is a recurring issue or where method and undertake any work. historic surfaces are vulnerable to the effects Paint removal will require planning permission Graffiti Treatment of graffiti treatment, alternative strategies may and listed building consent. be required to prevent or reduces incidences of Graffiti treatment will require planning permission graffiti. Lighting, CCTV, physical barriers and the The restoration of the original surface through the and listed building consent if the proposed method repositioning of fixtures may be required. These removal of paint can improve the character and will affect the character or appearance of the may need listed building consent and/or planning appearance of a building. Where surfaces have been building. permission. previously painted, the removal of paint will be Whilst graffiti can have an adverse impact on the Temporary sacrificial coatings will also be supported in principle, provided that the proposed character and appearance of a building and general encouraged in areas of persistent graffiti attack, removal method does not adversely affect the environment, inappropriate graffiti treatment can provided there would be no adverse impact on the original surface. cause irreversible and fundamental damage to buildings. surface. March 2018 10 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 External stonework must not be painted or rendered, caustic 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 washing and steam cleaning. Information on painting a shop or other commercial different and distinguishable from the existing premises is included within the Guidance for building, in terms of design. The use of high quality Heat Businesses. materials which complement the main building Includes hot pressure washing and steam cleaning, will be required . In other circumstances it may be Walls covered with smooth cement render or a harled which must be applied at an appropriate pressure appropriate to match the new work to the existing, finish should generally be painted in earth colours or for the substrate; and laser treatments which can be in which case the new materials should be carefully neutrals (grey, cream or beige). Rendered bands to labour intensive, slow and expensive. matched. windows should generally be in stone colours. Painting and Render The visual separation of extensions is encouraged. Extensions and Additions In the case of side extensions, they should be set back from the facade and be of a scale that does Paint which matches the existing in colour and Listed building consent will be required for not affect the overall architectural composition. The uses traditional materials and methods will extensions or additions to listed buildings. effect of any addition on a symmetrical composition not require listed building consent or planning Planning permission may also be required, will be particularly important. permission. depending on the proposal. Encouragement will be given to the removal of Painting or rendering of a previously untreated New extensions on a terraced block may not be inappropriate additions which are of inferior surface will require planning permission and acceptable where there are no existing extensions. quality and which detract from the listed building. listed building consent, and is unlikely to be Where the principle of extending a listed building Where there is an existing extension of historic or acceptable. is acceptable, the extension should be subservient architectural interest, such as a conservatory or to the main building and will rarely be permitted Changing the colour of a listed building will need outshot, this should be restored or repaired, rather on principal elevations. Extensions should not listed building consent. Planning permission than replaced. will also be required to change the colour of any normally exceed 50% of the width of any elevation. building located within a conservation area.

March 2018 11 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. 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 Repair and Maintenance Businesses. This should be considered alongside Openings this document, where relevant. There is a general presumption against the removal Window openings play an important role in of original window frames and glazing; repair establishing the character of an elevation and they Windows and refurbishment is preferred. Decay in timber should not be altered in their proportions or details. is usually caused by moisture penetration, which The removal, replacement or alteration of can be prevented by thorough painting, regular Proposals to increase the glazing area by removing windows will normally require listed building maintenance and prompt attention to necessary stone or timber mullions (vertical members between consent. 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 not require listed building consent or planning will not be considered acceptable on principal The thermal performance standard of existing permission. frontages or above garden level on all other windows can be improved by repair, draught- elevations. Where acceptable, the width of the Double glazing in listed buildings will require stripping and working internal shutters. existing opening should not be increased. Normally, listed building consent. only one set of French 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.

March 2018 12 Replacing Original Windows have the meeting rails in the same position as the Additional glazing units fitted to the outside of originals; this is especially important where the existing windows are not acceptable. windows of only one property in a tenement or X terrace block are being 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 Decorative fanlights should be retained, and where early glass is not present. necessary, replaced.

Original windows are important features of any Double glazing with a cavity of more than 6mm is not Astragals acceptable. building and should not be removed or altered. The Where there is clear photographic or physical complete replacement of original windows will only Secondary Glazing evidence that astragals (the glazing bars dividing be approved where they have clearly deteriorated panes of glass) have been removed, their Secondary glazing involves an independent internal beyond practicable repair. Proposals must be replacement to the original profile and dimensions window in addition to the existing. It should, accompanied by evidence demonstrating that they will be encouraged. The glazing pattern which forms wherever possible, be fitted immediately inside are beyond repair; a professional survey may be part of a significant later re-modelling scheme should existing sashes or at a suitable position within the requested. not be changed. Astragals applied to the surface depth of the window reveal, being fixed either to the of the glass or sandwiched between the glass of In the event that replacement windows can be case or the surrounding framework of the ingoes. doubled glazed units are not considered acceptable. justified, they should be designed to replicate the Secondary glazing should not disrupt architectural original details, including materials, design and features, such as shutters. Horns opening method. Particular attention must be paid Horns are Victorian projections of the side frames of to the mouldings; standard modern sections are not The meeting rails and frames of secondary windows the sashes, devised to strengthen them, following the acceptable for reinstatement work. uPVC will not be should be as small in section as possible to allow introduction of heavy plate glass. Georgian and early acceptable. them to be disguised behind existing rails. Painting their external faces black helps to minimise visibility Victorian windows with astragals never have horns Care should be taken the ensure that replacement from the outside. Where necessary, detailing of and will therefore be strongly resisted. Edwardian windows are fitted in the same plane as the internal secondary windows must allow for the use windows sometimes had horns, and their use may, originals, are made of timber sections (the profile of the easy-clean hinges on the lower sash of the therefore, be appropriate. and dimensions of which match the originals) and original outer window. March 2018 13 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 rarely be capable of accurately matching and rear or side elevations and will not normally be will only be acceptable where exact replication acceptable within windows or fanlights, or on front of the original window is of less importance. In elevations. such cases, any discrepancy in form, profile, Paint section and opening method should be kept to a minimum. Originally, most windows were painted dark brown or bottle green. However, window joinery, including Casement Windows a conservation type and should be of an appropriate fanlights, should normally be painted white or off- scale and proportion. The proposed number of Original inward opening casement windows are white to maintain uniformity (brilliant white should rooflights will also be a determining factor. relatively rare and must be retained or identically be avoided). replaced. Doors Freestanding buildings may have more scope to investigate and ‘restore’ the original colours. Special Types of Glass 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 Institutional/Industrial buildings Proposals to use wired glass, obscured glass, where they have clearly deteriorated beyond Industrial and institutional buildings have a and louvered glass or extract fans in windows practicable repair. Proposals must be accompanied variety of window types, depending on their age on main elevations will not be considered by evidence demonstrating that they are beyond and function. The original window type should acceptable. repair; a professional survey may be requested. be retained wherever practicable, although flexibility on window design may be acceptable Dormer Windows and Rooflights Replacement doors which incorporate integral to allow conversion to new uses. The glazing fanlights or inappropriate glazing or panelling New dormer windows will not normally be acceptable pattern should be reproduced and the manner patterns will not be granted consent. of opening should be as close to the original unless they are part of the original or early design as possible. Standard double glazing may be of an area. Rooflights will almost always be a Entirely new door openings are unlikely to be acceptable, provided discrepancies in the form, preferable solution, but these will not generally acceptable on principal elevations as this can create profile, section, materials and opening method be permitted on roof slopes which are largely an unbalanced composition. are kept to a minimum. unaltered. Where acceptable, rooflights should be of

14 February 2016 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 colour. Basement steps, floors and walls should not to the elevation(s) in question and this can be fully should be discreetly be painted . supported by an historic building analysis. designed and should be located on door ingoes, Proposed extensions in front basement areas or Where access stairs can be justified, they should not the main façade. under entrance platts are not normally acceptable be in-keeping with the character of the building. and owners are encouraged to remove existing The design of the stair should either be based Paint extensions. on an original design for the type of building or a lightweight modern addition with metal being the Doors should be painted The formation of lightwells in basements will only be preferred material. New doors and stairs should be in an appropriate dark and muted colour. permitted where they are part of the character of the painted appropriate colours, usually black for metal street. These should always be in matching materials work. They should not be enclosed structures. Basements to the main building and covered with a flush cast iron grille. Stairs should normally be for access only. Where Listed building consent may be required for they include platforms for incidental use, the external alterations to basements. Planning Access Stairs Council’s guidelines on privacy must be complied permission may also be required, depending on with. Stairs should be kept close to the building, but the proposal. New external access stairs will require listed should not obstruct daylight from existing windows. building consent and may also require planning When buildings are in single occupancy and there is permission. an existing door at either ground floor or basement There is a presumption against the removal of level, an access stair at upper levels will not normally original stone slabs from basement areas. They be permitted. On all other properties, access stairs should never be covered in concrete or any other There is a general presumption against the will be restricted to the floor above the lowest material such as gravel or chips. Where existing introduction of external access stairs on any habitable floor level. Bridges over rear basement stone slabs need to be renewed new stone slabs elevation. External access stairs may be acceptable areas will not be considered acceptable. should be laid. Similarly, stone steps and platts in exceptional circumstances where there is a to ground floor entrances should be repaired or pattern of original access stairs established relevant renewed in natural stone to match the original in

March 2018 15 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 The installation of renewable energy technologies Listed building consent is only required where on the front or conspicuous elevations of listed should be carefully sited in order to protect the the guidelines listed below cannot be complied buildings. architectural integrity of the listed building. with. Poorly located renewable energy technologies can be The balanced flue should be painted to match the visually intrusive and will not be acceptable where A maximum of a 450mm of supply pipe can be colour of the surrounding stonework. they detract from the character of the building. They visible on the front wall of listed buildings. External Holes to accommodate the balanced flue should be should not be visible from public view. They may be pipes which are both horizontal and vertical must formed with a core cutter. acceptable in the following locations: have the horizontal section within the basement areas (where applicable) and not be visible from the • On the ground to the rear of the building. Ventilation Grilles street. • On a modern extension to the rear of the building, Listed building consent is required to install Holes in stonework must be kept to a minimum and providing that no part is higher than the main ventilation grilles on the front elevation (or any should be made through stone joints, except in the building. conspicuous elevations) of listed buildings. case of “V” jointing or rubble where holes should be Planning permission is not normally required if of • In the internal valley of a roof, provided that no in the stonework. Non-ferrous fixings must be used. a domestic scale. part projects above the ridge. Pipe runs should not interfere with cornices and In the New Town Conservation Area and World decorative plasterwork. Where pipes are chased into Ventilation grilles will not normally be acceptable on Heritage Site, aerial views will also be considered. walls, plasterwork must be reinstated to original. the front or other conspicuous elevations of listed External Plumbing All redundant surface-run pipe work must be buildings. removed and the surfaces made good and painted to If acceptable in principle, ventilation grilles should match existing materials and colour. Listed building consent may be required for generally be no bigger than the standard size, flush external plumbing. In some circumstances, Meter boxes should not be fitted to the front or any with the wall surface and coloured to match the planning permission may also be required, conspicuous elevation of buildings. background. depending on the proposal. Pipe work and meter boxes should be painted to match adjacent stone.

March 2018 16 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 will normally be required to install air conditioning smallest available, fitted in the least conspicuous required to install a satellite dish on a listed and refrigeration units on the exterior of buildings. location and painted to match the background building. Planning permission may also be Listed building consent may also be required to colour or stonework. required if located within a Conservation Area. install units within listed buildings where units There will be a general would disrupt architectural features and fixtures. Poorly sited satellite dishes can be visually intrusive presumption against the and will not be acceptable where they detract from location of alarm boxes the character of the building. They should not be on the front elevation of visible from public view. They may be acceptable in The preferred location for units on listed buildings listed buildings which the following locations: are: retain their original • Free standing within garden or courtyard areas, domestic character, • On the ground to the rear of the building. subject to appropriate screening and discreet irrespective of the • On a modern extension to the rear of the building, ducting. use of the premises. providing that no part of the dish is higher than Where alarm boxes have to be located on the front • Within rear basement areas. the main building. elevation, they should be restricted to the least • Inconspicuous locations on the roof (within roof visible location. On tenemental properties, alarm • In the internal valley of a roof, provided that no valleys or adjacent to existing plant). However, boxes should not normally be located above the part of the dish projects above the ridge. in the New Town Conservation Area and World ground floor. • Behind a parapet, provided no part of the dish Heritage Site, aerial views will also be considered. In basement areas, it may be possible to fit alarm projects above it. • Internally behind louvres on inconspicuous boxes in inconspicuous locations such as on in- In the New Town Conservation Area and World elevations. This should not result in the loss of facing walls, under entrance platts and stairs, and Heritage Site, aerial views will also be considered. original windows. on the sides of platt supporting arches close to the junction with the pavement. Where the location for a dish is considered to be Where it is not practicably possible to locate units in appropriate, it should be chosen to blend in with its any of the above locations, it may be acceptable to Concealed locations on side and rear elevations background. This may require the dish to be painted. fix units to the wall of an inconspicuous elevation, as should also be considered. Consideration should low down as possible; they should not be located on also be given to fitting boxes inside the building All fixings should be non-ferrous. the front elevation. behind windows and fanlights. Alarm boxes should Consent may be refused for additional dishes due not bridge mortar joints in the stone, particularly Units should be limited in number, as small as to the visual effects of a multiplicity of dishes, even where V or square joints are used. practicably possible and painted to tone with the if this precludes some residents from receiving surrounding stonework or background. Alarm boxes will normally be considered acceptable satellite television. The sharing of satellite dishes in appropriate locations and on painted shop fronts will be encouraged. Ducting must not detract from the character of the and commercial frontages where the boxes are building. painted to match the background colour. March 2018 17 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 security cameras, window boxes, key boxes, bird also be required. control installations and eyebolts (unless on While the Equality Act 2010 requires service window reveals). Planning permission may also providers to take “reasonable” steps to make their be required, depending on the proposal. buildings and services accessible, there is also a statutory duty to protect the character of the historic Only undamaging and visually unobtrusive positions environment. The provision of access for the less Where appropriate, consideration should be given for such fixtures will be considered acceptable. able to historic buildings will, therefore, require to regrading the ground at the entrance in order to Fixtures should not lie across, cut into or through careful consideration 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 the visual impact on the building. If this will cause symmetrical façade. Fixings into stonework should be may not be appropriate. Alternative access a footway hazard, a ramp inside the building may kept to a minimum and should be non-ferrous. arrangements which preserve the character of the be appropriate; the removal of steps and the The size and number of additions will also be an listed building may be required. lengthening of doors can sometimes accommodate important consideration and, where appropriate, this. Listed building consent will be required for any applicants may be asked to erect fixtures on a Ramps on the public footway will not generally be internal alterations which will alter the character temporary basis in order that their impact can be supported. Where acceptable, ramps must leave of the listed building. accurately assessed. sufficient clear footway for pedestrians. This will Proposals to erect any fixtures which fail to respect the Planning permission is not required for internal vary according to the volume of pedestrian traffic. form and detailing of the building and detract from its alterations. In general, this is 2 metres for residential areas, appearance are not likely to be acceptable. 3 metres for main roads and 5-6 metres for busy Solutions should be tailored to the particular shopping streets. The position and colour of cabling for lighting, building through the use of innovative design and television and other services should be Where a ramp is acceptable, high quality materials, high quality materials. inconspicuous. Cabling may often be accommodated such as stone to match the existing building, behind or next to downpipes or on top of projecting Ramps will be encouraged. In some circumstances, high string courses and cornices. Black or grey cabling is quality design in modern materials may be more The placing of a ramp on a building should have normally the most appropriate colour. appropriate. minimal impact on the historic fabric. The symmetry of existing elevations and the rhythm Handrails of the street as a whole should be respected, and Where required, handrails should be carefully where relevant, care should be taken to protect designed and sensitively located to avoid being the relationship between railings, property and visually intrusive. basement. March 2018 18 Appropriate contrast with the background material Garden ground should not be formally divided up can be achieved with high quality traditional or Internal Alterations by the use of fences and other unsuitable boundary contemporary materials. markers to delineate ownership. Particular care Listed building consent will be required for any should be taken to conceal the clutter of intensified Tactile Indicators internal alterations which will alter the character domestic use, e.g. garages and bin stores. Historic flooring materials should not be replaced of the listed building. with standard tactile paving. A tactile grid can be Planning permission is not required for internal Internal Walls and Partitions achieved by using materials that match those of the alterations. surrounding area, and which have been textured Internal walls in listed buildings should always be with ridges or dimples. More information is available investigated with care in advance of alterations as in the Edinburgh Design Guidance. Subdivision historic or interesting features may be concealed by plaster or behind panelling. In some cases, the Visual indicators The original plan form of a building should always be partitions themselves may be of historic interest. respected. Brightly coloured high-visibility strips should be In general, consent will not be granted for the avoided, unless their use helps to avoid other more All major works of alteration should be limited removal of original internal walls or partitions visually intrusive works. to areas of secondary importance. There will between front and rear principal rooms at ground Doors be a particular requirement not to sub-divide, and first floor level. either vertically or horizontally, principal rooms There may be cases (particularly in the case of and entrance/stair halls. Where the interior is of In cases where it is considered acceptable for an historic buildings) where it is less damaging to seek particular architectural or historical importance, existing wall or partition to be removed, it will be alternative access routes than to widen or alter a necessary to leave nibs and a downstand of at doorway. Historic doors are often an integral part of subdivision will not be permitted. least 300mm with any original cornice left intact. the design of the building, and should be retained The degree of change to the plan form which may be wherever possible. Work should not cut through mouldings or enriched acceptable will normally be dependent on previous plaster decoration but be shaped around them to Where historic doors are heavy or difficult to operate, alterations and use. allow for reinstatement at a later date. In most cases it is normally possible to adapt them by re-hanging There will be a presumption against the sub-division it will be desirable to replicate the original cornice and/or introducing opening mechanisms or visual of complete houses and flats currently in residential detail at the head of new partitions as well as indicators to make the handles more prominent. use. A greater degree of flexibility will be exercised dadoes and skirtings. Lifts where the current use is non-residential and a return New partitions which affect the proportions of External chair and platform lifts can have a to residential is proposed. principal rooms will not be considered acceptable. significant impact on the architectural character of a Where acceptable, subdivision should not normally building, but may be more appropriate than a ramp Internal Doors result in the formation of more than one flat per floor in certain circumstances. The resting position of any in town houses. Doors that form part of the architectural composition external lift should be as low as possible, and the of a room or plan form should be retained. Where design of the platform and restraints should be as Rear stairs should not be attached as part of a sub- they are redundant in terms of circulation, they transparent as possible. Metal cages are unlikely division proposal. Access to rear gardens should be should be locked shut and left in position, rather to be acceptable as they are disruptive to the retained through a basement room, where possible. streetscape and can seem intimidating to the user. than being removed.

March 2018 19 If traditional panelled doors require to be upgraded to elaborate wall and ceiling decoration should Staircases for fire resistance, fire resistant paper applied to be preserved. Suspended ceilings should never the panelling or intumescent paint and edge strips be formed in principal rooms or entrance halls should be used. Door closers should be hidden. which have decorative plasterwork. They may be acceptable in minor rooms provided they are above In general, consent will not be granted for new doors window height. connecting front and rear principal rooms at ground and first floor level. Jib (secret) doors may only be Chimneypieces allowed in certain cases. Chimneypieces, along with fireplaces containing Where new door openings are considered original features are part of the decorative history of acceptable, they should be correctly detailed with a building and are often central to the design of a matching doors and architraves. They should not room. Even later chimneypieces of interest can make incorporate features such as glazed panels. Where a significant contribution to the character of a room. doors are to be added, but are not in traditional Original or later chimneypieces or fireplaces of positions it is often acceptable to design a jib interest should not be removed, even if the chimney door or modern opening, so as not to confuse the is redundant. In cases where there is no alternative building’s history. to the removal of a chimneypiece, it should be The removal or alteration of any historic staircase, re-used in an appropriate location within the Buffet recesses are an important feature in the including handrails and balusters, is not normally building. The removal of a chimneybreast is almost dining rooms of listed buildings, particularly in acceptable. The stair is often the most significant never acceptable, particularly as this may affect the the New Town, and should be retained. New door piece of design within a building and can be structural stability and ventilation of the building. openings will not be granted within a buffet recess. important dating evidence. Where subdividing The restoration of missing chimneypieces will be ground and basement floors, the basement stair Plasterwork supported. 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 within the building so that access to all floors is not required. An independent device such as a stair climber could also be considered. Care should always be taken with works to old plaster to avoid destroying early decoration. All decorative features from a simple cornice or cove

March 2018 20 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 any works being carried out. care must be exercised in the design of exposed pipework to ensure its appearance is appropriate to 1948 within the curtilage of a listed building are Kitchens and Bathrooms the historic interior to be protected. Pipework should treated as part of the listing building, even if they not be cut into decorative plasterwork. are not included within the description. Listed New kitchens and bathrooms should be located at building consent will, therefore, be required the rear of a building to prevent fittings being built The location of sprinkler heads, either ceiling or for works which affect their character. Planning across windows to the front of a property and to wall mounted, must be carefully integrated into permission may also be required. avoid cluttering a front elevation with downpipes interiors in order to reduce their visual impact. In and ventilators. particular, ornate interior locations, will not normally be considered acceptable. On highly decorative New kitchens will generally not be acceptable The curtilage of a listed building is the area of land ceilings, sprinkler heads are best concealed within in principal rooms and must not obscure any originally attached to, and containing the structure of the raised modelling of the ceiling. architectural detailing. the main house and its ancillary buildings, and which was used for the comfortable enjoyment of the house. The presence of sprinkler protection does not Podded kitchens and bathrooms will rarely be The extent of the curtilage in individual cases will eliminate the need for preventative measures to permitted in principal rooms but may be permitted 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 trunking, fibre optics and central heating pipes, and gates would all be considered to be part of the principal rooms. They should ideally be located should be reversible and should not result in curtilage of the listed building and are treated as part within existing boxrooms or cupboards. Where this damage to architectural features. Surface mounting of the listed building, even if they are not individually is not possible, it may be acceptable to locate them such services may be preferable. in larger, secondary rooms although this will be listed. dependent on their form and how they affect room The setting of a listed building is the environment of proportions. 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 broader assessment of the siting and situation March 2018 21 of the building. The curtilage of a house will normally New Development Landscape form part of the setting, but it is also important to Where new development within the grounds of a The landscape setting of the building should be consider land immediately adjacent to, or visible listed building is acceptable, the siting, design, analysed as the loss of garden ground can seriously from, the listed building. scale, form, density and materials should be affect the setting of a listed building. Development within the setting of a listed building sympathetic to the listed building, including Planting which forms part of the original landscape will only be acceptable if it can be demonstrated ancillary buildings. should be retained and, where appropriate, the that the proposal would not be detrimental to the The feeling of spaciousness of the grounds in original landscape restored. New landscaping architectural or historic character of the listed relation to the main building should be protected should be used imaginatively to screen and enhance building. for the amenity of the property. The scale of new new development and to retain the landscape The sympathetic conversion and re-use of existing development should be controlled so as not to setting of the building. Immediate surroundings buildings on the site, particularly stable blocks, crowd or obscure the house. No building of similar should be maintained communally, avoiding mews, service courts and steadings, should be or greater bulk should be erected close to the main individually defined gardens. considered prior to developing proposals for new listed building. Conservation areas are areas of special architectural build; care should be taken to incorporate surviving The relationship that exists between the main house or historic interest which have a character and original features in these buildings where possible. and its ancillary uses should not be disrupted by the appearance which is desirable to preserve or However, any proposals to alter unsympathetically, new build. enhance. relocate or remove items within the curtilage, such To check whether your property is located within a as stables, mews, garden walls, stone steps , stone Views conservation area, the Council’s online map can be paving and cobbled or setted areas are likely to New development should always be set back from used. detract from the quality of the building’s setting and the original building line of the main house to avoid are unlikely to be approved. interfering with oblique views of the listed building 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 prior to the commencement of new development. from 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. March 2018 22 Part 2: Conservation Areas

Conservation Area Character Appraisals 5. Trees within conservation areas are covered by If you believe your building work is ‘permitted the Town and Country Planning (Scotland) Act development’ and doesn’t need planning Conservation Area Character Appraisals identify the 1997. The Act applies to the uprooting, felling permission, you can apply for a Certificate of essential character of conservation areas. They guide or lopping of trees having a diameter exceeding Lawfulness. This is a legal document from the the local planning authority in making planning 75mm at a point 1.5m above ground level, Council which confirms that the development is decisions and, where opportunities arise, preparing and concerns the lopping of trees as much as lawful. enhancement proposals. The Character Appraisals removal. The planning authority must be given are a material consideration when considering six week’s notice of the intention to uproot, applications for development within conservation fell or lop trees. Failure to give notice renders What Other Consents Might areas. the person liable to the same penalties as for Be Required? Implications of Conservation Area Status contravention of a Tree Preservation Order (TPO). Listed Building Consent 1. The permitted development right which allows any improvement or alteration to the external Do I Need Planning Listed building consent is required for works appearance of a flatted dwelling that is not an affecting the character of listed buildings, including enlargement is removed. Permission? the interior and any buildings within the curtilage. Planning permission may also be required in 2. Special attention must be paid to the character Planning Permission addition. If your building is listed, the Listed and appearance of the conservation area Planning permission is required for many alterations, Buildings Guidance should be used. when planning controls are being exercised. additions and changes of use. However, some work Most applications for planning permission for can be carried out without planning permission; this Advertisement Consent alterations will, therefore, be advertised for is referred to as ‘permitted development’. Advertisements are defined as any word, letter, public comment and any views expressed must model, sign, placard, board, notice, awning, blind, be taken into account when making a decision Within conservation areas, fewer alterations are device or representation, whether illuminated or not, on the application. permitted development and most changes to the outside of a building, including changing the colour, and employed wholly or partly for the purposes of 3. Within conservation areas the demolition of require planning permission. advertisement, announcement or direction. unlisted buildings requires conservation area consent. The Town and Country Planning (General Permitted While many advertisements require permission, Development) (Scotland) Order 1992 (as amended) certain types do not need permission as they have 4. Alterations to windows are controlled in terms of sets out the requirements for planning permissions. “deemed consent”. You can check this by consulting the Council’s policy. The Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984.

March 2018 23 Building Warrant Trees with a Tree Preservation Order or in a conservation area are also protected by law, making Repair Converted, new or altered buildings may require it a criminal offence to lop, top, cut down, uproot, Planning permission is not normally required for a Building Warrant, even if Planning Permission is wilfully damage or destroy a tree unless carried out repairs which match the original materials and not required. Please contact Building Standards with the consent of the Council. You can read more methods and do not affect the character of the for more information on 0131 529 7826 or email: about this on our website at www.edinburgh.gov/ building. [email protected]. privatetrees Road Permit Demolition A Road Permit will be required if forming a new General Principles access or driveway. Please contact the Area Roads Conservation area consent is required for the Designation of a conservation area does not mean Manager in your Neighbourhood Team for more complete demolition of unlisted buildings within development is prohibited. information. conservation areas. However, when considering development within a Biodiversity conservation area, special attention must be paid to Demolition will only be acceptable if the new Some species of animals and plants are protected its character and appearance. Proposals which fail to development preserves or enhances the area. by law. Certain activities, such as killing, injuring preserve or enhance the character or appearance of or taking the species or disturbing it in its place of the area will normally be refused. Guidance on what shelter, are unlawful. contributes to character is given in the conservation Extensions and Alterations area character appraisals. If the presence of a European Protected Species Information on extensions and alterations to (such as a bat, otter or great crested newt) is The aim should be to preserve the spatial and residential properties is included within ‘Guidance suspected, a survey of the site must be undertaken. structural patterns of the historic fabric and the for Householders’. If it is identified that an activity is going to be architectural features that make it significant. carried out that would be unlawful, a licence may be Proposals must preserve or enhance the character or Preservation and re-use should always be required. appearance of the conservation area. considered as the first option. More information on European Protected Species, The use of traditional materials will be encouraged. Interventions need to be compatible with the historic survey work and relevant licenses is available in the UPVC will not be acceptable. context, not overwhelming or imposing. Edinburgh Planning Guidance on Biodiversity and the Scottish Natural Heritage website. Without exception, the highest standards of materials and workmanship will be required for all Trees works in conservation areas. If there are any trees on the site or within 12 metres of the boundary, they should be identified in the application. Please refer to Edinburgh Design Guidance for advice.

March 2018 24 doors within the building and in its immediate Where cleaning of a street has commenced, the issue Shopfront Alterations and surroundings will be taken into consideration. of reinstating architectural unity will be a material Signage considerations in assessing the merits of individual Replacement windows and doors in less traditional applications. Specific information is included in Guidance for developments within conservation areas should Businesses. This should be considered alongside maintain the uniformity of original design and Specialist professional skills should be sought to this document, where relevant. materials and should open in a manner that does undertake analysis and, where acceptable, design a not disrupt the elevation. However, the exact suitable cleaning method and undertake work. replication of the original windows or doors may, in 1. Fabric Survey Windows and Doors some cases, be of lesser importance. A full drawing and photographic survey should be The replacement, repair and painting of Doors should be painted in an appropriate dark and submitted. This should identify the types of stone on windows and doors which match the design, muted colour. Windows should normally be painted the building and the extent and nature of any current materials and methods utilised in the existing white or off-white. defects, including previous mortar or plastic repairs build will not require planning permission. and the condition of pointing. The photographic Planning permission will not be required where Planning permission is required for the survey should illustrate the frontage in relation replacement or altered windows and doors meet stonecleaning of any building within a to neighbouring properties and streetscape. This the following requirements. conservation area. will allow an assessment of the impact of a ‘clean’ building within its wider environmental context. For Replacement windows and doors on all elevations comparative purposes, the fabric survey should also of unlisted properties Stone Cleaning include a record of ‘colour value’ measured either by of a traditional design chromatic or Kodak colour strip. within conservation areas Stone cleaning cannot be undertaken without 2. Laboratory Analysis must match the original damaging a building. It can also reveal the scars of proportions, appearance, age, such as staining, poor previous repairs and To assess the most appropriate method of stone materials, and opening surface damage. It may also remove the natural cleaning, applicants will be required to ascertain method. Appropriate patina, the protective layer on the stone, opening up geological characteristics through laboratory tests. timber sealed unit double the surface pore structure and making re-soiling These tests should be carried out on uncleaned and glazing will normally be much easier. trial area cleaned samples. The tests should include: considered acceptable. Rooflights on unlisted There will therefore be a (i) depth profiling properties of a traditional presumption against the (ii) petrological analysis design should be of a stone cleaning of buildings 'conservation style'. Alternative materials such as within conservation areas. (iii) stone permeability uPVC will not be acceptable. Stone cleaning will not be These may reveal the presence of potentially considered acceptable on A departure from these guidelines must be fully damaging salts, the types of density of mineral any street where cleaning justified. The form of the existing windows & grains and the stone’s resistance to surface water has not commenced. penetration. March 2018 25 Applicants will also be asked to provide photographs 1. Mechanical - Carborundum Disc weathering at lower levels in the building. High to allow assessment of surface texture and pressure water can also cause damage to the This method comprises a hand-held rotary disc roughness, both before and after trial cleaning. stone. with a carborundum pad. The surface layer The extent of laboratory analysis required may vary, of stone is removed along with the dirt, often A water wash, pressurised or not, remains an subject to the architectural and historic importance creating contours as the disc hits hard and soft alternative stone cleaning technique. It is likely of the building. areas. This produces an uneven surface and that a low pressure water wash remains the least causes the loss of fine detail. aggressive method of stone cleaning. However, 3. Trial Cleaning Samples it will not remove dirt which has combined with Paint removal methods should be tested on an 2. Air and Water Abrasive the surface to form an insoluble compound. inconspicuous trial area of two or three stones. These methods comprise grits carried by jets of air High pressure and/or excessive water can cause A photographic survey should be carried out of and/or water. The impact of the particles on the surface erosion, pointing wash-out, staining and the pre and post cleaning samples and the visual surface of the stone removes both dirt and stone force water into the core of the wall. Due to the and chemical effects recorded. This enables an and relies upon the skill of the operative to ensure dangers of thermal expansion, water washing assessment of the technique’s effectiveness. that not too much stone is lost. The results of this should be avoided in frosty conditions. Applicants may be asked for further samples. method vary, but the pitting of the surface of the stone and the loss of fine detail are common. Dry The number of samples should reflect the nature of grit blasting is usually more aggressive than wet Painting the specific building being tested; all varieties of grit washing. stone should be tested. Planning permission will be required to paint or 3. Chemical Cleaning render a previously untreated surface or change 4. Post-Cleaning This method comprises the application of the colour of a building. If acceptable, post-cleaning photographic records chemicals and a high pressure water wash. The Paint which matches the existing in colour and should be submitted and should be documented for balance of chemicals varies with the type of stone uses traditional materials and methods will not research purposes. and surface deposit to be removed. Poultices can require planning permission. also be used; these are more gentle but damage It is expected that most necessary repairs will be still occurs. identified at the initial application stage. Therefore, External stonework must not be painted or rendered, consent would be conditional upon a commitment After chemical cleaning, most stones retain the unless the surface was originally painted or by applicants to undertake a minimum standard of chemicals, even after pressure washing. This then rendered. repair subsequent to stonecleaning. increases decay. In basements, painting the underside of the Stone Cleaning Methods 4. Water entrance platt will be considered exceptions. Coping When water pressure is used as part of the stones and the edge of steps should not be painted. The following are the most common stone cleaning method, water is forced into the stone to cleaning methods. Their inclusion in this Walls covered with smooth cement render or a a depth where natural evaporation will not take guideline is for information only and does not harled finish should generally be painted in earth place. The water can then percolate down through imply their acceptability. colours or neutrals (grey, cream or beige). Rendered the fabric of the wall and cause accelerated bands to windows should generally be in stone colours. March 2018 26 Information on painting a shop or other commercial out the paint). Each requires extreme caution due to and chemical effects recorded. This enables an premises is included within the Guidance for their potentially damaging effects and trial samples assessment of the technique’s effectiveness. Businesses. should be carried out. Applicants may be asked for further samples. Doors should be painted in an appropriate dark and Previous painting could have disguised the poor The number of samples should reflect the nature of muted colour. Windows should normally be painted condition or appearance of the surface so repair the specific building being tested; all varieties of white or off-white. All areas of dormer windows, work may be required following paint removal. stone should be tested. other than the window frames, should be painted to Therefore, consents will be conditional upon a tone in with the roof. commitment by applicants to undertake a minimum Railings, balconies, other ornamental ironwork standard of repair subsequent to paint removal. Telecommunications and downpipes should be painted black gloss, Where paint removal is not appropriate, the property including Satellite Dishes although other very dark colours may be appropriate should be repainted in a matt finish stone coloured for railings, such as dark green for railings around paint to tone with the adjoining stonework. Planning permission will be required for a gardens. Specialist professional skills should be sought to satellite dish on a building within a conservation undertake analysis, design a suitable treatment area. Paint Removal method and undertake any work. The installation of cable television equipment in Paint removal will require planning permission. 1. Fabric Survey conservation areas requires planning permission. A full drawing and photographic survey should Equipment should be sensitively sited to minimise The restoration of the original surface through the be submitted. This should identify the types of the affect on the special character and appearance removal of paint can improve the character and stone on the building and the extent and nature of of the conservation area. appearance of a building. Where surfaces have been any current defects, including previous mortar or Satellite dishes in conservation areas should not be previously painted, the removal of paint will be plastic repairs and the condition of pointing. The easily visible from public view. supported in principle, provided that the proposed photographic survey should illustrate the frontage in removal method does not adversely affect the relation to neighbouring properties and streetscape. They should be located in inconspicuous locations, original surface. This will allow an assessment of the impact of paint such as behind a parapet wall, within a roof valley or concealed behind by a chimney. They may also The removal of paint requires chemical and/or removal within its wider environmental context. For comparative purposes, the fabric survey should also be acceptable on modern extensions to the rear, abrasive cleaning to re-expose the stone beneath. providing no part is higher than the main building. Abrasive methods can cause severe damage to the include a record of ‘colour value’ measured either by surface and will be unlikely to remove all traces of chromatic or Kodak colour strip. To prevent a multiplicity of satellite dishes, the paint from coarse, porous sandstone. In certain 2. Trial Paint Removal Samples Council may refuse consent for additional dishes, circumstances, a minimally abrasive method may even if this may prevent some properties from be appropriate to remove the outermost paint layers Paint removal methods should be tested on an receiving satellite television. The sharing of dishes not in contact with the stone surface. Chemical paint inconspicuous trial area of two or three stones. on buildings will be encouraged. removal varies from paint stripper to a proprietary A photographic survey should be carried out of poultice (a substance placed on the stone to draw the pre and post painting samples and the visual

March 2018 27 Where acceptable, satellite dishes should blend fix units to the wall of an inconspicuous elevation, as in with the background; this may require it to be Flues low down as possible; they should not be located on painted. All fixings should be non-ferrous. Balanced flues will only be permitted where it is the front elevation. not possible to line an existing chimney to form an Units should be limited in number, as small as internal flue. Gas Pipes and Meter Boxes practicably possible and painted to tone with the Balanced flues will not normally be acceptable surrounding stonework or background. on the front or conspicuous elevations of listed Ducting must not detract from the character and Planning permission is only required where the buildings. guidelines below cannot be complied with. appearance of the building and area. Air Conditioning and A maximum of a 450mm of supply pipe should Adaptation for Accessibility be visible on the front wall. External pipes which Refrigeration are both horizontal and vertical must have the Planning permission may be required to install horizontal section within the basement areas (where Planning permission will normally be required to ramps, handrails, indicators and lifts and for applicable) and not be visible from the street. install air conditioning and refrigeration units on alterations to doors. Holes in stonework must be kept to a minimum and the exterior of buildings. should be made through stone joints, except in the While the Equality Act 2010 requires service case of “V” jointing or rubble where holes should be The preferred location for units within conservation providers to take “reasonable” steps to make their in the stonework. Non-ferrous fixings must be used. areas is: buildings and services accessible, there is also a All redundant surface-run pipe work must be statutory duty to protect the character of the historic • Free standing within garden or courtyard areas, removed and the surfaces made good and painted to environment. The provision of access for the less subject to appropriate screening and discreet match existing materials and colour. able to historic buildings will therefore require ducting. careful consideration and design. Meter boxes should not be fitted to the front or any • Within rear basement areas. conspicuous elevation of buildings. Full access for everyone visa the principal entrance • Inconspicuous locations on the roof (within roof may not be appropriate. Alternative access Pipe work and meter boxes should be painted to valleys or adjacent to existing plant). However, arrangements which preserve the character of the match adjacent stone. aerial views will also be considered. listed building may be required. • Internally behind louvres on inconspicuous Solutions should be tailored to the particular elevations. This should not result in the loss of building through the use of innovative design and original windows. high quality materials. Where it is not practicably possible to locate units in Apply for planning permission or a certificate of any of the above locations, it may be acceptable to lawfulness at www.eplanning.scot. apply

March 2018 28 Ramps Appropriate contrast with the background material external lift should be as low as possible, and the can be achieved with high quality traditional or design of the platform and restraints should be as The placing of a ramp on a building should have contemporary materials. transparent as possible. Metal cages are unlikely minimal impact on the historic fabric. to be acceptable as they are disruptive to the The symmetry of existing elevations and the rhythm Tactile Indicators streetscape and can seem intimidating to the user. of the street as a whole should be respected, and Historic flooring materials should not be replaced where relevant, care should be taken to protect with standard tactile paving. A tactile grid can be the relationship between railings, property and achieved by using materials that match those of the basement. surrounding area, and which have been textured Where appropriate, consideration should be given with ridges or dimples. More information is available to regrading the ground at the entrance in order to in the Edinburgh Design Guidance. overcome the need for larger ramps and minimise the visual impact on the building. If this will cause Visual indicators a footway hazard, a ramp inside the building may Brightly coloured high-visibility strips should be be appropriate; the removal of steps and the avoided, unless their use helps to avoid other more lengthening of doors can sometimes accommodate visually intrusive works. this. Doors Ramps on the public footway will not generally be There may be cases (particularly in the case of supported. Where acceptable, ramps must leave historic buildings) where it is less damaging to seek sufficient clear footway for pedestrians. This will alternative access routes than to widen or alter a vary according to the volume of pedestrian traffic. doorway. Historic doors are often an integral part of In general, this is 2metres for residential areas, the design of the building, and should be retained 3metres for main roads and 5-6metres for busy wherever possible. shopping streets. Where historic doors are heavy or difficult to operate, Where a ramp is acceptable, high quality materials, it is normally possible to adapt them by re-hanging such as stone to match the existing building, and/or introducing opening mechanisms or visual will be encouraged. In some circumstances, high indicators to make the handles more prominent. quality design in modern materials may be more appropriate. Lifts Handrails External chair and platform lifts can have a significant impact on the architectural character of Where required, handrails should be carefully a building, and should only be proposed where no designed and sensitively located to avoid being other option is suitable. The resting position of any visually intrusive.

March 2018 29 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 12-0932. ITS can also give information on community language translations.

The City of Edinburgh Council. Planning & Transport, PLACE. Published March 2018

March 2018 30 Grange Conservation Area Character Appraisal Contents Grange Conservation Area Character Appraisal Maps

Historical map 3

Structure map 4

Key elements 5

Summary information 6

Conservation area character appraisals 7

Historical origins and development 8

Special characteristics

Structure 13

Key elements 17

Astley Ainslie Hospital 25

Management

Legislation, policies and guidance 29

Pressures and sensitivities 32

Opportunities for development 34

Opportunities for planning action 34

Opportunities for enhancement 35

Sources 36

2 Grange Historical map Grange Conservation Area Conservation Area Boundary Conservation Area Character Appraisal Kirkwood’s 1817 map Character Appraisal 1884 OS map Development phasing

3 Structure map Grange Conservation Area Boundary Conservation Area Grain and Density Character Appraisal

Vistas and Landmarks

Development pattern

Open Space

Aerial map

4 Key elements map Grange Conservation Area Boundary Conservation Area Listed Buidings Character Appraisal Protected Trees

Landmarks

5 Summary information Grange Conservation Area Character Appraisal Location and boundaries Acknowledgements

The Grange Conservation Area is situated approximately one mile to the south of This document has been produced with Edinburgh city centre. The conservation area is bounded by Sciennes Road and Strathearn the assistance of the Grange Association, Road to the north, the south suburban railway line and St. Albans Road to the south and a volunteer supported charity formed Causewayside to the east. The west boundary is less well defined, but is generally marked originally in 1974, which aims to support by the western boundary of the Astley Ainslie Hospital complex, Newbattle Terrace and and protect community interests, the Whitehouse Loan. The area falls within the Southside/ Newington and Marchmont and environment and local history of the Meadows wards, and is covered by three Community Councils, Grange/Prestonfield, Grange. The objects of the founding group Marchmont and Sciennes, and Morningside. The population of the Grange Conservation were to promote an interest in the character Area in 2011 was approximately 4600, in 2100 households. and quality of life in the area; to encourage a high standard of architecture and town Dates of designation/amendments planning and to react to proposals affecting the area’s development, to foster public The Grange Conservation Area was designated on 16 September 1983 and was extended amenity and to provide good relations on 29 March 1996 to include the whole of the Astley Ainslie Hospital. in the community. The assistance and enthusiasm of the Grange Association have Statement of significance been invaluable in the production of this document. The architectural form and green environment of the Grange are attributable to the picturesque movement and characterised by romantic, revivalist architectural forms Students and staff of the University of that are original and individual in composition. The buildings are complemented by the Edinburgh’s Architectural Conservation profusion of mature trees, spacious garden settings, stone boundary walls and green open MSc Programme have also made a valuable spaces. A significant level of uniformity is achieved from the use of local building materials, contribution to this document through their e.g. local grey sandstone in ashlar or coursed rubble with hand carved decoration, Scots analysis and observations of the Grange slates, timber framed sash and case windows with plate glass. area.

6 Conservation Area Character Appraisals Grange Conservation Area Character Appraisal Purpose of character appraisals – why do we need them? How to use this document

Conservation area character appraisals are intended to help manage change. They provide The analysis of the Grange’s character and an agreed basis of understanding of what makes an area special. This understanding appearance focuses on the features which informs and provides the context in which decisions can be made on proposals which may make the Grange special and distinctive. affect that character. An enhanced level of understanding, combined with appropriate This is divided into two sections: Structure, management tools, ensures that change and development sustains and respects the which describes and draws conclusions qualities and special characteristics of the area. regarding the overall organisation and macro-scale features of the area; and Key “When effectively managed, conservation areas can anchor thriving communities, sustain elements, which examines the smaller-scale cultural heritage, generate wealth and prosperity and add to quality of life. To realise features and details which fit within the this potential many of them need to continue to adapt and develop in response to the structure. The Astley Ainslie Hospital site modern-day needs and aspirations of living and working communities. This means is treated as a special sub-area with its own accommodating physical, social and economic change for the better. separate analysis. Physical change in conservation areas does not necessarily need to replicate its This document is not intended to give surroundings. The challenge is to ensure that all new development respects, enhances prescriptive instructions on what designs and has a positive impact on the area. Physical and land use change in conservation areas or styles will be acceptable in the area. should always be founded on a detailed understanding of the historic and urban design Instead, it can be used to ensure that the context.” design of an alteration or addition is based From PAN 71, Conservation Area Management. www.scotland.gov.uk/Publications/2004/12/20450/49052 on an informed interpretation of context. This context should be considered in conjunction with the relevant Local Development Plan policies and planning guidance.

The Management section outlines the policy and legislation relevant to decision- making in the area. Issues specific to the Grange are discussed in more detail and recommendations or opportunities identified

7 Historical origins and development Grange Conservation Area Character Appraisal A review of the historical development of the Grange is important in order to under- stand how the area has evolved in its present form and adopted its essential character. The Grange, originally known as Sanct Geilies Grange - the grange or farm of St. Giles, was an important early medieval farming estate dating to before c.1120 when it was given to St Giles Kirk by Alexander I on its foundation. A grange farm was established by the Cistercian order, probably on the site of the 19th century farm located in Cumin Place, when it was given the land by David I in 1153.

Following the Reformation this farm formed part of the estate associated with Grange House, built in 1592. The land was largely common grazing, sloping towards Blackford Hill. William Dick, at one time the Lord Provost of Edinburgh, purchased the lands of the Grange in 1631. Two centuries later, his family became the feudal superiors of the Victorian residential development which forms the basis of the Grange Conservation Area.

1825 Feuing Plan

In 1825, Sir Thomas Dick Lauder, made land from the Grange Estate available for development. The Grange Feuing Plan of 1825, which comprised a series of parallel streets between two major roads: Grange Road to the north and Dick Place to the south, remains a core townscape element of the area. Grange Road appears on the Plan as an access road linking the estate with a new road, now Newington Road. Other streets were proposed at right angles to the main east-west axes: Mansionhouse Road, Lauder Road and Cumin Place.

Cousin's 1851 Feuing Plans

The basis of the 1825 plan was respected in David Cousin's subsequent Feuing Plan of 1851, although the regular street pattern was relieved by slightly curving streets, providing a less formal layout and interesting vistas. These included Tantallon Place, St. Catherine's Place and Dalrymple Crescent. Cousin also planned straight streets, but changed the axis very subtly to achieve an ever-changing and interesting townscape. Findhorn Place and Lauder Road are notable examples.

8 Historical origins and development Grange Conservation Area Character Appraisal Raeburn's Feuing Plan

From the mid 19th century, increased demand for housing prompted Dick Lauder to commission Robert Reid Raeburn to design further feuing plans in 1858, 1864 and 1877. Under the first two plans, all available land as far south as Grange Loan was to be divided into smaller plots for individual houses set within their own private gardens. Minor variations to this pattern included a series of flatted dwellings with shops at the comers of Hatton Place. These were the only shops in Raeburn's plans. Individual or semi-detached houses in separate gardens remained the norm.

The 1877 Feuing Plan continued the established street pattern as far south as St. Alban's Road, the north side of which became the limit of the Grange. 1858 Feuing Plan Subsequent building, after 1877, included a terrace of four houses on the south side of Hope Terrace, St. Raphael's in South Oswald Road and Fountainhall Road Church (1897), now the site of Newington Public Library.

9 Historical origins and development Grange Conservation Area Character Appraisal Feuing Terms and Conditions

The regulations which were imposed by the Dick Lauder family are still attached to the title deeds of all properties in the Grange. The feuing conditions detailed below illustrate that development in the Grange has always been subject to strict controls:

• all plans and elevations had to be approved in writing by the feu superior on the recommendation of the architect, and no building could commence until authorised;

• the land was to be feued for villas or dwelling houses only;

• uses other than residential were specifically prohibited;

• the height of development was restricted to two storeys and an attic;

• the siting of properties was controlled by stipulating the minimum distance of the house from the street;

• gardens were required to be planted and kept in good order;

• properties had to be enclosed with stone walls, and the walls were not to exceed eight feet in height, except by the consent of the conterminous feuars, and in no case to exceed ten feet high;

• footpaths were to be of high quality paving materials, raised above the bottom of the channel, edged with a hammer dressed kerbstone, and no wider than six feet nine inches;

• properties were to be of a minimum value, for example, at least £500 in 1851;

• a time limit of around four years was imposed on construction;

• Stables were permitted, but only to the rear of properties and not exceeding 20 feet in height;

• the sub-division of villas was regulated by the stipulation that separate entry to upper flats and attics was by an internal stair only; and

• residents were granted the use of the streets and feuars were prohibited from causing a public nuisance or disturbing their neighbours. 10 Historical origins and development Grange Conservation Area Character Appraisal Open spaces Astley Ainslie Hospital

The Astley Ainslie Hospital and Grange A chapel dedicated to St Roque, patron of plague sufferers, was established in the Canaan Cemetery form the principal open spaces. area, west of the Grange, in the early 16th century. Plague victims banished from Edinburgh Grange Cemetery was established in 1847 were housed at St. Roque and administered to by religious communities including the by the Edinburgh Southern Cemetery monks of the Grange of St Giles. Archaeological remains on the site include four large Company Ltd. The site was selected for cylindrical bosses, located at the base of the southern boundary wall of Southbank villa, its natural beauty, seclusion, freedom from which possibly formed part of the historic chapel. pollution and close proximity to the city. The Canaan Estate in which St Roque’s chapel lay was created at the feuing of the Burgh David Bryce designed and laid out the Muir in 1586. The collection of Biblical place names around the Canaan area, including Cemetery, which comprised an open space Little Egypt, may originate from the site of a gypsy camp; the term gypsy being a corruption of twelve acres with a mortuary chapel of Egyptian, based on a misunderstanding of their origins. above vaults in the centre of the ground. The estate was used for farming and related industries up until 1803, when the area between Grange Loan and Canaan Lane was feued out into large (c.3 acre) plots for residential development. Small country mansions or villas with private, walled grounds and extensive gardens were developed by a group of intellectuals, university professors and medical practitioners. The development of the Canaan Estate therefore prefaces the development of the main area of the Grange through the Dick Lauder and subsequent plans by 20- 30 years. The current use of the site as a medical and educational establishment maintains the connection with the professions and interests of the first feuars.

By the early 20th century the site had become a nine hole golf course bordered by villas. This area was acquired under the will of John Ainslie in 1921 and became the Canaan Estate 1849 with Canaan Park and site of the new Astley Ainslie Hospital in 1922. Most St Roque shaded (courtesy of University of of the villas were retained and converted for hospital use, thus preserving the essential Edinburgh, Urban Conservation) character of the earlier villa development. The distinctive butterfly-plan pavilions facing Blackford Hill were erected in the 1930s.

11 Historical origins and development Grange Conservation Area Character Appraisal Twentieth and Twenty-first Centuries Historical activity

The character of the Grange was well Although the Dick Lauder feuing conditions restricted non-residential uses in that part established by the end of the 19th century. of the area, changes appeared over time, primarily introducing uses connected with No major changes took place in the Grange health, social and community care such as nursing homes, schools/colleges, churches/ in the first half of the 20th century apart community centres and a library. A certain amount of industrial activity also developed from some notable additions in the inter- at the peripheries of the area during the 19th century, such as the William Younger & Co. war years and the controversial demolition Artesian Wells in Grange Loan. The evolution of the Astley Ainslie site is the only example of Grange House in 1936, to make way for a of the development of non-residential activities on a large scale in the Grange area. new development of bungalows and flatted villas. The gatepiers from Grange House, Summary surmounted by the Lauder Wyverns, were re-erected on Grange Loan, one at the The development of the Grange reflected changes to the settlement pattern and suburban corner of Lover's Loan and the other c.65m expansion which occurred in Edinburgh in the mid-19th century. While the rigorous west of Lauder Road. terms and conditions of the historic feuing plans controlled the standards and scale of development in the Grange, the characteristic styles of its architecture and landscape Since the Second World War, development features were fashioned more by picturesque influences which became popular during has mainly occurred within the gardens of the Victorian era. some of the larger villas, although a small number of villas have been demolished to A large part of the Grange was developed around 1830, when such ideas were being make way for new developments. Notable adopted by the growing middle class of merchants and professionals in Edinburgh who examples of inter- and post-war architecture were seeking a more secluded environment in which to raise their families. The Grange in the Grange have been recognised by had the advantages of physical separation from the overcrowded medieval city core listing, and contribute to its architectural and offered individual dwellings in a predominantly suburban setting in contrast to the quality, including the Strathearn Road tenements of the Georgian New Town. Detached or semi-detached houses within their Postal Sorting Office (1919); the Astley own private gardens bounded by high stone walls provided an attractive contrast to the Ainslie Scientific Block (1929); 40-42 and communal living of the central area, and the fashions and desires of property owners are 46a Dick Place (1934); 14 Kilgraston Road reflected in the profusion of architectural styles and individual or idiosyncratic features. The (1937) and 10 St Thomas Rd (1961). More outstanding quality of many of the villas is due to the insistence of the Dick Lauder family recently, a number of striking contemporary on high architectural standards. The suburb, virtually complete by 1890, represented the extensions have added further to the idealisation of country living within an urban setting. evolution of the area’s architecture.

12 Special Characteristics - Structure Grange Conservation Area Character Appraisal Topography, setting and views Development pattern Grain and density

Gently sloping, south facing land. Hierarchical grid street pattern with clearly Low density, rhythmic pattern of precisely defined blocks. sited buildings. Strict formality relieved by curves and Gaps between buildings create space and other variations. glimpses of gardens. Formal and picturesque composition.

Streets Spaces

Layout creates inward-looking, short-range Astley Ainslie Hospital and Grange and glimpse views. Cemetery form principal public open spaces. Boundary walls enhance formal definition between public and private.

13 Special Characteristics - Structure Grange Conservation Area Character Appraisal Topography

The Grange Conservation Area is situated approximately one mile to the south of Edinburgh city centre on gently sloping south facing land. The slope declines gently from an upper ridge on which Grange and Strathearn Roads are built, one of a series of glacial drumlins extending east-west from Arthur’s Seat.

Setting

The conservation area is bounded by residential areas and local town centres of contrasting character on all sides: Bruntsfield, Marchmont and Sciennes to the north; Causewayside and Newington to the east; Blackford and the south suburban railway line to the south and Morningside and Churchhill to the west. The protected open spaces of Blackford Hill, Braid Hills and the Craigmillar Park Golf Course to the south provide a welcome visual contrast and amenity area.

Views

View cones defined by the Council’s Skyline Study cross the Grange area although none originate within it. These include views of the city’s core landmarks from the Braid Hills, Blackford Hill, Buckstone Snab and Liberton; and the reverse southward views from the Castle Esplanade. Prominent development within the Grange would therefore potentially impact in the fore- and middle ground of several key views.

Within the Grange, tall garden walls, mature trees and relatively flat topography give much of the area an inward-looking character with few longer-range views available. The exceptions are the southward vistas along Kilgraston Road, Whitehouse Loan and Blackford Avenue allowing views of the Braid and Blackford Hills. Restricted views of Arthur’s Seat are also available from the north-east corner of the conservation area. Mid- and short-range views are important, framed by the grid street pattern and formal building siting. Glimpse views through the gaps between detached buildings enhance the picturesque qualities of the townscape.

14 Special Characteristics - Structure Grange Conservation Area Character Appraisal Development pattern

The plan form of the Grange is the product of regulation by consecutive feuing plans which dictated the street layout, buildings, gardens, boundaries and public spaces. The intersecting street pattern is simple and uncluttered. This incorporates the classical grid pattern of Dick Lauder and Cousin's less rigid layout, and exploits the natural topography and south facing aspect.

The few areas which contrast significantly with this prevailing pattern occur principally in the areas of open space, towards the south and at the edges of the development where variations have been incorporated to provide terraced dwellings, shops and services.

Grain and density

The density of development is generally very low. Dwellings on many corner sites in the Grange are sited to take advantage of the southern aspect. Houses on the north side of the street are generally situated to maximise front gardens, whereas most properties on the south side have larger rear gardens. Building line and separation are therefore of key importance.

The separation of dwellings creates a characteristic rhythm and solid-void repetition between precisely-sited structures of similar scale and massing. The spacious gardens provide an important setting for the buildings and mature trees within.

The gaps between buildings are important in maintaining the dominant green character, a sense of generous space, and glimpse views of rear and side gardens.

15 Special Characteristics - Structure Grange Conservation Area Character Appraisal Streets

The feuing plans allowed for streets of generous proportions, with relative widths reflecting the principal and secondary routes through the development. The intersecting street pattern forms a series of clearly defined blocks. Possibly the oldest route across the area, Lovers’ Loan, is preserved as a pedestrian path.

Spaces

The majority of open space in the Grange is in private gardens. There are no major areas of public open space. However, Astley Ainslie Hospital, Grange Cemetery and the Carlton Cricket Ground provide welcome, open green spaces which contribute to the landscape character of the conservation area. The special characteristics of the Astley Ainslie Hospital are described on page 25.

Grange Cemetery retains its original sense of peace and seclusion, providing the amenity of a pleasant, formally-planned open space with lawns, flowers and mature trees. The cemetery contains a large number of fine Victorian ornamental headstones.

Situated at the corner of Grange Loan and Lover's Loan, the Carlton Cricket Ground is the other main expansive green area which contributes to the amenity and spacious nature of the Grange.

Smaller open spaces, often partly hidden from public view, also contribute to the history and character of the area. These include the Jewish cemetery at Sciennes House Place; bowling greens and tennis courts at Hope Terrace and Eden Lane; and the amenity strip with mature trees on the south side of Sciennes Road.

16 Special Characteristics - Key elements Grange Conservation Area Scale (1) Scale (2) Building types and styles Character Appraisal

Two storey detached and semi-detached Generous scale and fine proportions Dominant architectural symmetry and dwellings, precisely sited verticality, Revivalist styles

Landmarks Materials and details Trees and gardens

Prominent churches act as landmarks High quality sandstone ashlar and natural Generous private gardens and mature slate trees create green character

Streetscape (1) Streetscape (2) Activity

High rubble boundary walls, railings and Public services integrated into boundary Quiet seclusion hedges walls 17 Grange Conservation Area Character Appraisal Scale

Feuing requirements restricted the height of development to two storeys and an attic. Detached and semi-detached dwellings predominate. A significant proportion have been subdivided to form flats but generally retain the original footprint and height.

Buildings are designed to impress in terms of their scale and presence, quality of design and proportions. Tall boundary walls, or in some areas railings and hedges, give a distinctive sense of scale and enclosure to the public street.

18 Grange Conservation Area Character Appraisal Building types and styles

Property owners were given a degree of freedom in the design of individual properties, resulting in a diversity of architectural styles. Revivalist styles such as Scots Baronial, Jacobean Gothic and Italianate Classical feature prominently. Formal and picturesque dwellings of generous scale and fine proportions, precisely sited in generous feus, became the prevailing pattern. There is a clear dominance of symmetry in the composition of front elevations, as well as a strong preference for the vertical over the horizontal, created by repeating features of bays, dormers, turrets and chimneys.

Changes in housing demand towards the end of the 19th century and into the 20th created a greater variety of dwelling types, mainly at the edges of the estate. Detached dwellings become less prevalent south of Grange Loan, with greater numbers of terraced and semi-detached villas. Mid-20th century infill and replacements of earlier villas also created variety, particularly west of Blackford Avenue, with larger-footprint apartment blocks more common here.

The International Modern style was introduced to Edinburgh in the Grange with Kininmonth and Spence’s 46a Dick Place of 1933. 10 St Thomas Rd by Morris & Steedman of 1961 is an important post- war contribution to the architectural quality of the area. 19 Grange Conservation Area Character Appraisal Landmarks

Although the Grange is primarily a residential area with few public buildings, the presence of a number of churches occupying prominent locations, mostly at or near cross-roads, contributes to the townscape character and views into and out of the conservation area.

Marchmont St. Giles (1871), originally the Robertson Memorial Church, is the most prominent single building in the Grange due to its situation in an isolated position on rising ground in Kilgraston Road at the west end of the Grange Cemetery. The c.50m spire is visible from many points across the city.

St Catherine’s Argyle and the former Salisbury Church at the corner of Grange Road and Causewayside are important local markers. Two further key orientation points for the conservation area are located outwith it: Mayfield Salisbury Church, Mayfield Road and the Royal Observatory, Blackford Hill.

St Catherine’s Argyle Marchmont St Giles 20 Grange Conservation Area Character Appraisal Materials and details

A significant level of uniformity is achieved from the use of local building materials, despite the considerable range of building styles. The predominant materials are local grey sandstone in ashlar or coursed rubble for buildings and garden walls, with hand carved decoration; natural slate, often Scots slate, for roofs; and timber framed sash and case windows with plate glass.

21 Grange Conservation Area Character Appraisal Trees and gardens

Private gardens dominate the landscape character of the Grange. The area contains approximately 10,000 trees of more than 120 species and its uniformity is largely dependent on this profusion of mature trees. They are valuable for their appearance and environmental benefits, such as dampening noise and providing shelter for houses and gardens against wind and frost, ‘green lungs’ for surrounding, less wooded areas and habitats for wildlife. Large trees are of particular importance as they partially obscure dwellings from public view.

Many of the existing trees in the Grange were planted as part of the original villa development, and the majority of the trees are over one hundred years old. Significant growth of mature trees has also happened since the end of the Second World War, once gardens were no longer needed for intensive food cultivation to support the war effort. Over 90% of trees are located in individual private gardens although there is a row of street trees which formed part of the original boundary of the estate in Sciennes Road; nine mature trees (sycamores, horse chestnuts and a lime) in Glenisla Gardens, and a few other isolated examples.

22 Grange Conservation Area Character Appraisal Streetscape

The dimensions and finish of footpaths The typical, high stone walls of the Grange Public services have been set into boundary were specified in the original feuing add to its sense of visual and physical walls wherever possible. Electricity conditions and are important in setting seclusion, and reflect the romantic ideal equipment boxes as well as traditional the proportions and symmetry of streets. of country estate living. The geometric red post boxes are tidily recessed into the Very little Caithness stone paving remains, pattern of walls of mainly uniform height masonry walls. This gives the streets of although many of the original granite kerbs gives definition to the street layout and an the Grange a distinctive uncluttered and and solid stone dished channels still exist. air of formality by making a clear distinction spacious appearance. Historic setting, flags and other streetscape between public and private spaces. The Two further elements of the historic Grange materials may survive in places below robustness, continuity and quality of House survive in Grange Loan and add modern finishes. Hope Terrace is one of detailing of these boundary treatments, interest to the streetscape; the Wyverns the few streets in the Grange which retains such as gatepiers, ironwork and dressed which decorated the gatepiers of the its original setted surface. No historic street copings, provide the public face of the house, now moved from their original furniture is believed to survive, although more secluded, private architecture behind. locations; and the remains of the Penny modern street lighting heights reflect the Variations in boundary type, design and Well (capped in the 1940s but retaining an historic hierarchy of circulation. material, the visual permeability of railings, inscribed plaque). gates and planting, and regular punctuation with pedestrian gates reduces the ‘barrier’ effect by allowing glimpse views.

23 Grange Conservation Area Character Appraisal Activity

Uses other than residential were specifically prohibited in the original feuing conditions, and in the majority of the Grange the quiet, secluded character intended by these stipulations remains the case. However, residential uses have been gradually appended with a variety of local services and businesses, mostly focused at the edges of the area adjacent to the local commercial centres of Marchmont, Causewayside and Morningside. A number of large former villas have been converted to various institutional and commercial uses.

Population density in the Grange gradually increased during the 20th century as properties were subdivided, villas replaced with flatted developments and plots subdivided to create infill development. Demand for development of multi-occupancy blocks has continued in some areas. However population growth appears to have slowed in recent years and there may be some evidence of a reversal of the earlier trends, with subdivided houses being returned to single-family use and some infill plots being developed as single houses. Home working and a trend for extension rather than re-location has also created demand for adapted and extended residential properties.

Vehicular traffic has of course become increasingly dominant through the 20th and 21st centuries and both passive and active traffic management measures have been introduced throughout the area. Pedestrian and cycle permeability of the area is excellent, including Lovers’ Loan, part of the Core Paths network, and Astley Ainslie, popular as an attractive short-cut.

24 Special Characteristics - Astley Ainslie Hospital Grange Conservation Area Character Appraisal The Astley Ainsley Hospital site contrasts with the majority of the Grange in both use and character, being a large, open, publicly-accessible site in health/educational use with a significant element of 20th century architecture.

Topography, setting and views Development pattern, grain and density

Secluded site enclosed by boundary walls and formal gates. Attractive, landscaped open space with significant mature tree cover Early villa and garden layout provides structure for later insertions

Scale Building types, materials and details

2-3 storey buildings which respect their landscape setting Notable early 20th century healthcare buildings sit comfortably in the landscape High quality architecture of two contrasting types, C19th villas and C20th pavilions

25 Grange Conservation Area Character Appraisal Topography, setting and views

The site is relatively level with a slight slope downwards from north to south. The site is relatively secluded behind high boundary walls and planting. However, the summit and northern slopes of Blackford Hill and the Royal Observatory building are extensively in view from the site. Conversely, the site occupies a major part of the foreground of important views from Blackford Hill across the Grange and towards the city centre skyline.

26 Grange Conservation Area Character Appraisal Development pattern, grain and density

Evidence of the strong north-south plot divisions of the 1803 estate feuing plan remain in the current layout, with villas at Canaan House, Canaan Park, St Roque and Morelands remaining in situ. Some of their ancillary structures such as lodges, garden walls and garden sculpture survive to define the historic grain. The line of Canaan Lane also appears to have been defined by the 1803 feuing layout.

The green structure of the site consists of perimeter tree belts, internal belts enclosing separate villas and individual specimens, all of which again reflect the historic layout, even where individuals are of later origin. The main exception is the large coniferous plantation at the south side of the site. The whole site except this plantation is protection by a Tree Preservation Order.

Later development, most significantly the 1930s insertions by Auldjo, Jamieson and Arnott, although contrasting in footprint and style, generally fit comfortably within and preserve the earlier landscape structure.

27 Grange Conservation Area Character Appraisal Scale

The 19th century villas are mainly of 2 to 3 storeys on a compact footprint. The 20th century pavilions spread out further into the parkland setting with extended ‘butterfly’ plans over one or two storeys. However the generous scale of the overall site ensures that even the larger structures do not dominate their landscape setting.

Building types, materials and details

The character of the 19th century villa development largely reflects that of the main body of the Grange (see sections 4.1 and 4.2). However, alterations and additions reflect their later adaptation for health care use, including evidence of shelters for outdoor recuperation at Canaan Park.

The 1930s development, beginning with the Millbank Pavilion and a series of similar butterfly pavilions, reflects the designers’ intention to provide therapeutic spaces for tuberculosis sufferers, requiring access to fresh air, light and the outdoor environment. These buildings follow a general pattern of symmetrical planning with stripped classical detailing. The horizontal emphasis of deep roofs, eaves and broad dormers is counteracted by the vertical rhythm of pilasters and chimneys. Materials generally consist of harled walls, artificial stone detailing and tiled roofs.

The entrance gates at Whitehouse Loan and Canaan Lane provide important focal points. Although contemporary with the 1930s butterfly pavilions, these outward-facing features are more historicist in style, emulating Georgian architecture.

Art installations are a distinctive feature of the site, with several examples of sculpture which enrich the landscape setting, such as National Health Service by Edith Simon (1980).

28 Management - Legislation, policies and guidance Grange Conservation Area Character Appraisal Conservation areas a material consideration when considering 11, 12 applications for development within The Planning (Listed Buildings and • Listed buildings ENV 2-4 conservation areas. Conservation Areas) (Scotland) Act 1997 • Conservation areas ENV 5-6 states that conservation areas "are areas • Historic gardens and designed of special architectural or historic interest, Listed buildings landscapes ENV 7 the character or appearance of which it is A significant proportion of buildings desirable to preserve or enhance". Local within the Grange are listed for their • Archaeology ENV 8-9 authorities have a statutory duty to identify special architectural or historic interest • Trees ENV 12 and designate such areas. and are protected under the Planning • Natural heritage and nature (Listed Buildings and Conservation Areas) Special attention must be paid to conservation ENV 10-16 (Scotland) Act 1997. Listed building the character and appearance of the consent is required for the demolition of a The proposed City of Edinburgh Local conservation area when planning controls listed building, or its alteration or extension Development Plan (LDP) contains are being exercised. Conservation area in any manner which would affect its special broadly similar policies and is a material status brings a number of special controls: character. consideration in current planning decisions. • The demolition of unlisted buildings requires conservation area consent. National policy Planning guidance

• Permitted development rights, which The Scottish Historic Environment Policy More detailed, subject-specific guidance is allow improvements or alterations to the (SHEP) is the strategic statement of national set out in Planning Guidance documents. external appearance of dwellinghouses policy relating to the historic environment. Those particularly relevant to the Grange and flatted dwellings, are removed. Conservation Area are:

• Works to trees are controlled (see Trees The development plan • Guidance for Householders for more detail). The Edinburgh City Local Plan sets out • Guidance for Businesses The demolition of unlisted buildings policies and proposals for the development • Listed Buildings and Conservation Areas considered to make a positive contribution and use of land in the City. The policies in to the area is only permitted in exceptional the Plan are used to determine applications • Developer contributions and affordable circumstances, and where the proposals for development. housing meet certain criteria relating to condition, In broad summary, the key policy areas • Edinburgh Design guidance conservation deficit, adequacy of efforts affecting the Grange Conservation Area to retain the building and the relative • Communications Infrastructure are: public benefit of replacement proposals. • Street Design Guidance - draft to be Conservation area character appraisals are • Design of new development DES 1, 3, 5, published in 2014 29 Management - Legislation, policies and guidance Grange Conservation Area Character Appraisal In addition, a number of statutory tools 7 The erection, construction, a strong presumption against any form are available to assist development maintenance, improvement or of development or change of use of land management within the conservation area: alteration of a gate, fence, wall or other which is likely to damage or prejudice means of enclosure; the future long term existence of trees covered by a TPO. The removal of trees for GPDO and Article 4 Directions 38 Development by statutory undertakers arboricultural reasons will not imply that the for the purpose of water undertakings; The Town and Country Planning (General space created by their removal can be used Permitted Development) (Scotland) 39 Development by public gas supplier; for development. Order 1992, amended 2012, (abbreviated to GPDO), restricts the types of 40 Development by electricity statutory Further information on trees and development which can be carried out in undertaker; woodlands. a conservation area without the need for 41 Tramway or road transport undertakings planning permission. These include most Landscape and Biodiversity (structure map) alterations to the external appearance of The Council has an obligation to take account dwellinghouses and flats. Development Trees (elements map) of the impact of development on species is not precluded, but such alterations will Trees within conservation areas are protected by legislation and international require planning permission and special covered by the Town and Country Planning commitments. The Nature Conservation attention will be paid to the potential (Scotland) Act 1997. This Act applies to (Scotland) Act 2004 places a duty on all effect of proposals. See Guidance on the uprooting, felling or lopping of a tree public bodies to further the conservation of Householder Permitted Development having a diameter exceeding 75mm at biodiversity as far as is consistent with their Rights 2012. a point 1.5m above ground level. The functions. The conservation area contains Under Article 4 of the GPDO the planning planning authority must be given six weeks no nature conservation designations but its authority can seek the approval of the notice of the intention to uproot, fell or lop rich garden landscape and open spaces at Scottish Ministers for Directions that restrict trees. Failure to give notice will render the Grange Cemetery and Astley Ainslie give development rights further. The Directions person liable to the same penalties as for it a high amenity and biodiversity value. effectively control the proliferation contravention of a Tree Preservation Order The area is bounded to the south by the of relatively minor developments in (TPO). Blackford Hill/Braid Hills/Craigmillar Park conservation areas which can cumulatively Golf Course area which is protected by a TPOs are used to secure the preservation lead to the erosion of character and range of local and national landscape and of trees which are of significant stature, in appearance. The Grange Conservation natural heritage designations including an sound condition, and prominently located Area has Article 4 Directions covering the area of great landscape value, local nature to be of public amenity value. When following classes of development: reserve, areas of ancient woodland, and a assessing contribution to amenity, the site of special scientific interest (SSSI). importance of trees as wildlife habitats will be taken into consideration. There is 30 Management - Legislation, policies and guidance Grange Conservation Area Character Appraisal The Grange Conservation Area contains Remains of these structures may survive no landscapes included in the national below existing development, although the Inventory of Gardens and Designed extent of their survival is currently unknown Landscapes. due to the lack of modern archaeological investigations in the area. Depending on Further information on landscape and the scale and impact of any development biodiversity: proposal, the City of Edinburgh Council

• Landscape and Scenery Archaeology Service (CECAS) may recommend a pre-determination evaluation • Wildlife conservation and biodiversity in order to assess the presence and significance of any surviving archaeological Archaeology (historical map) deposits and to determine the scope The Grange area was the location of several of any required mitigation including significant sites prior to its development preservation. Similarly for works affecting for housing from the mid-19th century standing structures of historic significance, onwards. These were primarily related to a programme of archaeological building its ecclesiastical connections, including the assessment and recording may be chapel sites at St Roque and St Catherine recommended. The Grange area contains of Sienna, their associated burial grounds no scheduled ancient monuments. and Grange Farm.

The area may contain the remains of a range of historic sites and uses including lades and ponds possibly associated with the Cistercian Grange Farm, post medieval quarry sites, the leper colony of St Roque, the Penny Well & toll and Astley Ainslie Hospital. Kirkwood’s Plan of the City of Edinburgh and Its Environs 1817 (see historic mapping) provides a good indication of the locations of these sites.

31 Management - Pressures and sensitivities Grange Conservation Area Character Appraisal The following pressures are associated with could threaten the character of the area if Key elements of the area’s special development proposals which conservation used indiscriminately or excessively. characteristics are potentially at risk area designation, together with the Council’s through such development, such as the Recommendation: The unity and quality policies and guidance, are designed to separation/distinction between buildings of the architecture of the Grange creates manage. The Edinburgh Design Guidance, and the important gaps between them. a need for a sensitivity of approach to any Guidance for Householders and Listed This type of development may also risk the intervention. Most importantly, design of Buildings and Conservation Areas explain creation of uncharacteristic expanses of interventions should be based on a sound the Council’s approach to design in historic hard-landscaping and parking, and the loss understanding of context. Policy DES1 contexts. of green landscaping and trees. requires that design should be based on Architectural unity an overall design concept that draws upon The green character of front and side positive characteristics of the surrounding gardens should remain dominant where While the original feuing plans of the area area to create or reinforce a sense of place. additional on-site parking is proposed. contained a wide variety of architectural details and styles, often influenced by The Council’s planning guidance generally contemporary fashionable architects, there states a presumption for sandstone and was an architectural unity which resulted other traditional, natural materials where from the strict feuing conditions and the these form the predominant palette in the consistent use of similar materials. Prior surroundings of the development. High to conservation area designation, the quality, innovative modern designs and architectural unity of the Grange was materials are not precluded, but proposals eroded in places by inappropriately scaled, must be able to demonstrate their respect flatted developments, extensions and for the historic character of the host outbuildings using poor quality materials. building and the area. The cumulative Recommendation: Special guidance effect of multiple developments within the applies to extensions and alterations to Despite making the most significant same street or area should be taken into villas to respect their special characteristics contribution to the character of the account. (see Guidance for Householders, p.8). conservation area, detached and semi- Townscape gaps, glimpse views of gardens detached houses in the Grange make up and the characteristic separation of less than 25% of the total number. There may Development of villa grounds buildings should be carefully considered be continuing pressure for the demolition A major pressure is on the setting of villas, in proposals for side extension or of certain villas and redevelopment of the garden space and boundary walls and the development of garden areas to avoid grounds, and the development of empty loss of mature trees through extensions to amalgamation of plots or the creation feus or parcels of garden land. Contrasting, existing property and the erection of new of a terraced effect where this is not the non-traditional materials and design in developments within villa grounds. distinctive character. contemporary new-build and extensions 32 Management - Pressures and sensitivities Grange Conservation Area Character Appraisal Boundary treatments Conversely, traditional boundaries no when there is no foliage to disguise the longer exist in some areas, particularly in form, and the tree is left exposed to The historic boundary treatments of the relation to 20th century multi-occupancy invasion by disease and rot. There has also area contribute to a sense of privacy and residential or commercial buildings been a tendency to plant small trees, such seclusion that remains sought-after in which require larger vehicle openings as cherries, rowans and crab apples, which modern development. However, the use and expanses of hard landscaping for fail to provide the appropriate scale, shelter of long expanses of completely opaque car parking or communal facilities. The and natural habitat of the larger species. boundaries and gates can alienate traditional divisions between public and properties from the street and create a Recommendations: Proper management private, and the quality of the buildings’ fortified, unwelcoming character. Historic of trees requires collaboration between the setting, have been eroded in these areas. boundaries tend to retain a degree of visual planning authority and owners if the most permeability through the use of railings, Recommendation: These sites would benefit important specimens of various species are gates or planting or through intermittent, from the introduction or reinstatement to be preserved. The gradual renewal of relatively narrow openings such as of narrower openings and more formal trees should be designed to preserve scale pedestrian gates and secure viewing boundaries which and variety. Proposals to plant, cut back or panels. would help to define remove trees must be considered for the both the public street impact on the overall appearance of the Recommendation: Where alterations to edge and the private Grange, to ensure that the fine townscape existing boundaries or the creation of new grounds. Signage in of the original feuing plans is preserved. boundaries are being considered, a balance relation to access to It is also important to consider the whole should be retained between the strong and management of environment of shade, protection from the character of solid boundaries creating multi-occupancy sites elements and noise reduction. Above all, privacy, and the visual relief provided also requires sensitive the character of trees in the Grange, i.e. by limited openings and variations in design. freely growing and fully expressive of their treatment. individuality, should not be compromised.

Loss of mature trees The following measures could assist this Several factors have led to the reduction process: of mature trees in the Grange. While a • appropriate planting should be significant percentage of trees was lost encouraged in areas which have lost during the outbreak of Dutch Elm disease, a substantial number of large trees, others have been removed to facilitate particularly on corner sites where large parking or extensions, or have been trees could easily be accommodated; subjected to lopping. Lopping produces poor aesthetic results, especially in winter • tree thinning should be promoted as

33 Management - Management - Grange Opportunities for development Opportunities for planning action Conservation Area Character Appraisal an alternative to lopping in order to Astley Ainslie Hospital - Small-scale Conservation area boundaries: the preserve the character and outline of development opportunities for infill or boundaries have been examined through the tree; replacement may arise throughout the the appraisal process. They are considered Grange area, and the issues connected to encapsulate the special character • if large trees cannot be salvaged with these are discussed above. The of the Grange and no changes are without unacceptable loss of form and only major opportunity site likely to arise proposed at present. A future review of character, they should only be replaced within the conservation area is the Astley the Causewayside and Morningside Road with similar species; Ainslie Hospital. The site’s owners, NHS areas may result in recommendations for • replacement trees should be selected Lothian, may develop plans to re-organise amendments to adjoining conservation to form strong, but unobtrusive settings or relocate hospital facilities within or area boundaries which may in turn affect for individual houses and contribute to outwith the site. Development here has the the Grange boundary. However this would an integrating framework for the whole potential to significantly affect the character be addressed in the justification for any area; and of the site itself and that of the wider area. proposed changes to those areas adjoining

• framework trees should be broad- The Council has produced a Planning Brief the Grange. leaved, long lived, hardy, and interesting addressing the main issues for the site. in form. They should be in scale with Inappropriate development Development and provide a setting for the buildings. here has the potential to significantly affect the character of the site itself and that of the wider area. The historic buildings – both listed and unlisted, extensive woodland planting, mature trees and the permeability of the site will be key considerations in the preservation of the character of the conservation area. Piecemeal developments occurring at the edges of the site in advance of any overall proposal should be considered in context of the character of the whole and their potential cumulative effect.

34 Management - Grange Opportunities for enhancement Conservation Area Character Appraisal Sciennes Road - the strip of open space with Roads, parking and signage - although mature trees and shrubs on the south side little historic street surfacing survives in of the road, opposite the Royal Hospital for the Grange, general road and pavement Sick Children and Sciennes Primary School, surfacing are in poor condition in places would benefit from enhanced landscaping and would benefit from renewal. Surviving and planting, and repairs or improvements historic materials should be conserved to its boundary fencing. Its potential as an in situ (see Streetscape section) and area of accessible amenity space should be conservation-appropriate new materials investigated. should be specified where possible.

Grange Cemetery - a number of containers Controlled parking has been introduced in and portakabins detract from the special parts of the Grange but there is a concern character of the cemetery. The area that commuter and long-stay visitors are would benefit from the development of clogging the outer, uncontrolled areas, a more sensitive solution for storage and creating congestion and visual clutter. management of cemetery maintenance. Potential solutions to this issue should be Historic gravestones which have been investigated. laid flat for safety should be repaired and Parking and other road user requirements remounted. have introduced a variety of signs, markings and equipment which in places have created visual clutter. A community-led scheme to mount signs on walls rather than poles has helped to reduce this in some streets and this scheme should be continued.

35 Sources Grange Conservation Area Character Appraisal Print

Cant, Malcolm, Marchmont, Sciennes and the Grange, Malcolm Cant Publications, 2001

Gifford, McWilliam & Walker, The Buildings of Scotland: Edinburgh, Penguin, 1984

Grange Association, The Grange, A Case for Conservation, 1982

Harris, Stuart, The Place Names of Edinburgh, Steve Savage, 2002

Smith, Charles J., Historic South Edinburgh (Volume 1), Charles Skilton Ltd, 2000

Web

Edinburgh Skyline Study

The Grange Association

National Library of Scotland online mapping

PAN 71, Conservation Area Management

Scottish Neighbourhood Statistics

36 Grange Conservation Area Character Appraisal

For further information please contact: [email protected]

0131 529 4238 New Town Conservation Area Character Appraisal New Town Conservation Area Character Appraisal

Contents

Location and Boundaries 3

Dates of Designation/Amendments 3

World Heritage Status 4

Statement of Significance 5

Purpose of Character Appraisals 5

How To Use This Document 6

Historical Origins and Development 7

Structure 13

Topography 13

Vistas and Views 19

Key Elements 41

Legislation, policies and guidance 48

OPPORTUNITIES FOR DEVELOPMENT 52

OPPORTUNITIES FOR PLANNING ACTION 53

OPPORTUNITIES FOR ENHANCEMENT 53

2 New Town Conservation Area Character Appraisal

Location and Boundaries The Conservation Area forms the northern section of the city centre of Edinburgh and its inner suburbs. It is 322ha (825 acres) in area, and approximately 3.7 kilometre (3 miles) wide west to east and 2 kilometres (1.25miles) north to south.

Dates of Designation/Amendments The Conservation Area was originally designated in October 1977. An amendment in March 1980 transferred Waverley Station to the Old Town Conservation Area. A further amendment was made in 1995 to include Atholl Crescent and Rutland Square, which were previously included in the West End Conservation Area.

3 New Town Conservation Area Character Appraisal

World Heritage Status All but the northern fringe of the Conser- vation Area is included in the Old and New Towns of Edinburgh World Heritage Site, which was inscribed on UNESCO’s World Heritage Site list in 1995. This was in recog- nition of the outstanding architectural, his- torical and cultural importance of the Old and New Towns.

In terms of UNESCO’s criteria, the conser- vation and protection of the World Herit- age Site are paramount issues. The conser- vation of the World Heritage Site is defined as those steps necessary for its protection, conservation and restoration as well as its controlled development and harmonious adaptation to contemporary life. Inscription commits all those involved with the devel- opment and management of the Site to en- sure measures are taken to protect and en- hance the area for future generations. Since 2014, Historic Environment Scotland has a statutory duty to consider the Outstanding Universal Value of the Site when assessing the impact of development proposals.

Edinburgh World Heritage was established in 1999 by a merger of the Old Town Re- newal Trust and the New Town Conserva- tion Committee. The World Heritage Site is managed, protected and promoted through a partnership comprising Edin- burgh World Heritage, Historic Environ- ment Scotland and the City of Edinburgh Council. This Character Appraisal should Old and New Towns of Edinburgh World be read in conjunction with the Manage- Old and New Towns of Edinburgh World Heritage Statement of Outstanding ment Plan for the World Heritage Site. Heritage Site Management Plan. Universal Value

4 New Town Conservation Area Character Appraisal

Statement of Significance The New Town, constructed between 1767 and 1890 on the glacial plain to the north of the Old Town, contains an outstanding concentration of planned ensembles of ashlar-faced, world-class, neo-classical buildings, associated with renowned architects, including John and Robert Adam, Sir William Chambers, and William Playfair. Contained and integrated with the townscape are gardens, designed to take full advantage of the topography, while forming an extensive system of private and public open spaces. It covers a very large area, is consistent to an unrivalled degree, survives virtually intact and constitutes the most ex- tensive surviving example of neo-classical town planning in the world.

The Conservation Area ranks as one of the most important in the United Kingdom, in terms of both its architectural, urban planning and historic interest. Its significance is re- flected in the extensive number of Statutory Listed Buildings, the number of tourists that visit the area, and its international recognition as part of the UNESCO designated Old and New Towns of Edinburgh World Heritage Site.

Purpose of Character Appraisals Conservation area character appraisals are intended to help manage change. They pro- vide an agreed basis of understanding of what makes an area special. This understanding informs and provides the context in which decisions can be made on proposals which may affect that character. An enhanced level of understanding, combined with appropri- ate management tools, ensures that change and development sustains and respects the qualities and special characteristics of the area.

5 New Town Conservation Area Character Appraisal

Planning Advice Note PAN 71: Conservation Area Management specifies that: ‘When effectively managed, conservation areas can anchor thriving communities, sustain cultural heritage, generate wealth and prosperity and add to quality of life. To realise this potential many of them need to continue to adapt and develop in response to the mod- ern-day needs and aspirations of living and working communities. This means accommo- dating physical, social and economic change for the better.

Physical change in conservation areas does not necessarily need to replicate its surround- ings. The challenge is to ensure that all new development respects, enhances and has a positive impact on the area. Physical and land use change in conservation areas should always be founded on a detailed understanding of the historic and urban design context.’

How To Use This Document The analysis of New Town’s character and appearance focuses on the features which make the area special and distinctive. This is divided into two sections:

• Structure, which describes and draws conclusions regarding the overall organisation and macro-scale features of the area; and • Key Elements, which examines the smaller-scale features and details which fit within the structure.

This document is not intended to give prescriptive instructions on what designs or styles will be acceptable in the area. Instead, it can be used to ensure that the design of an al- teration or addition is based on an informed interpretation of context. This context should be considered in conjunction with the relevant Local Development Plan policies and plan- ning guidance. The management section outlines the policy and legislation relevant to decision-making in the area.

6 New Town Conservation Area Character Appraisal

Historical Origins and Development During the 1600s and early 1700s, the population of Edinburgh grew considerably within the old walls of the city, producing conditions of severe overcrowding. The late seven- teenth century and early eighteenth century were difficult periods for Scotland. The coun- try’s economy was relatively small, its range of exports limited, and the country was in a weak political position in relation to the great powers of Europe, including neighbouring England, and their overseas empires. Famine and depopulation in the 1690s, the Union of Parliament in 1707, severe financial losses following the failure of the Darien Colony in Panama, and instability resulting from the Jacobite rebellions of 1715 and 1745 (in which Edinburgh was taken by the Jacobites) were significant impediments to development. It was not until the more settled political and economic climate of the 1750s that the city could contemplate an ambitious potential expansion.

Before the building of the First New Town, the land to the north was characterised by open ground with a few scattered villages such as Broughton, Stockbridge, Canonmills, Dean, Picardy and Calton. All these villages were difficult to access from the Old Town which was severely constrained by its topography – with expansion to the north impeded by the Nor’ Loch.

7 New Town Conservation Area Character Appraisal

The gradual growth of economic prosperity by the mid-eighteenth century was accom- panied, after 1745, by political stability. In the 1750s, Edinburgh was, therefore, ripe for expansion. Its more prosperous citizens wanted better housing than was available in the cramped and dark closes of the Old Town. The building of Argyll Square, Adam Square, Brown Square and George Square to the south met some of this demand on a relatively small scale.

In 1751, a pamphlet was published entitled ‘Proposals for carrying on certain public works The draining of the Nor’ Loch began in in the city of Edinburgh’. This document, strongly supported by the Lord Provost, George 1759, and the Council also took steps to Drummond, proposed a New Town connected to the Old Town by a bridge. purchase sections of land immediately across the valley to enable development.

8 New Town Conservation Area Character Appraisal

The First New Town In March 1766, the Council announced a competition to produce an overall plan for the new development. The objectives were to create an elite residential suburb, based on ‘or- der and regularity’ with ‘streets of a proper breadth’. The winning entry was that prepared by the 23 year old James Craig.

9 New Town Conservation Area Character Appraisal

The final version of the plan was approved by the Town Council on 29th July 1767 - 2017 is the 250th anniversary of the approval of the plan. It is a strikingly simple, self-contained grid, with a broad main street along the top of the ridge connected to two squares Paral- lel to this street are two more streets, looking north and south out over the Forth and over the Nor’ Loch valley. Three equally spaced cross-streets bisect the grid. Along the long axis of each block is a smaller road, with mews lanes opening off it on each side.

The approved plan incorporated a layout of generous proportions and spaciousness. The central street is 100ft (30m) wide; the outer streets and cross streets 80ft (24m) wide; and the mews 30ft (9m) wide. The spatial layout incorporates a lateral social segregation, re- flecting the hierarchy of eighteenth century society in which each class was given its due place. At the top of the hierarchy is the central, widest street (George Street) and the two grand squares. These formed the most prestigious addresses and would host the grandest individual town houses for the aristocracy and gentry. Next came the two outer streets and the cross streets. The subsidiary streets were intended to house shopkeepers and tradesmen, and the mews lanes the stables and outbuildings serviced the rear of the grand houses. In practice, the open views from the one-sided flanking streets meant that Queen Street attracted the most affluent residents.

This hierarchy provided a striking contrast to the relative social equality of the Old Town, where all classes were piled on top of one-another, occupying different levels of the same tenement. In creating the plan, Craig and the Town Council were ‘importing to Scotland, for the first time, the built class distinctions of the new North Britain’ (Charles McKean, James Craig and Edinburgh’s New Town).

10 New Town Conservation Area Character Appraisal

The original feuing plan of the New Town shows the blocks broken up into regular plots, with gardens behind the houses and access from the mews lanes. However, development on the ground varied significantly from this plan.

Construction began around 1770 with buildings at the east end of Queen Street and This- tle Street, and the northern and eastern sides of St Andrew Square. By early in the 1780s, construction was underway in the eastern extremes of George Street, Princes Street and Rose Street, from where it spread gradually towards the west end.

All development was subject to conditions imposed by the feu superiors, in this case the Council. Control over the appearance of the buildings was initially very relaxed - the only condition imposed was that Craig’s plan should be followed, with continuous terraces set back from the pavement by a basement area. Dspite the regular plots shown on the feuing plan, feus were sold in a variety of sizes, and built both as town houses and tenement blocks of different sizes and designs, and the development was soon criticised for its irregularity which conflicted with the order required by contemporary taste.

Following concerns about the disparate overall appearance of the initial buildings, the conditions of sale of the land became increasingly prescriptive, and the Town Council passed a series of Acts in the 1780s to control issues such as building height and dormers. In 1781, the Council stipulated that every house on a main street was to be of three storeys with a sunken basement and not more than 48ft (14m) high from the basement area to the top of the wall. In 1791, the Council commissioned Robert Adam to complete detailed plans and elevations for Charlotte Square to act as a detailed design guide. This resulted in the first New Town development to use a coherent palace block design to articulate an architectural unity across a number of individual properties, all controlled by Adam’s feuing plan.

11 New Town Conservation Area Character Appraisal

Post -War Planning As the success of the First New Town be- The highly regarded town planner, Sir Patrick Abercrombie, produced detailed reports came clear, adjacent land owners began to with proposals for the redevelopment of a number of British cities including Edinburgh, consider similar ventures. This resulted in following the urban destruction and dramatic changes brought about by the Second a series of developments spreading north, World War. In 1949, Abercrombie presented his Civic Survey and Plan to Edinburgh Cor- west and east of the First New Town which to- poration. The plan recommended major changes to the city centre, including the remod- day form the New Town Conservation Area. elling of Princes Street in its entirety to regain the unity, which had been lost. These radical proposals were adopted by the Princes Street Panel in the 1950s, which devised a stand- ard section for Princes Street. This segregated pedestrians from vehicular traffic, with a walkway at first floor level. Buildings using this approach are still evident. The demolition of St James Square and the insertion of a new road network through the Central Area were also recommended.

By the late 1960s, concerns about threats to the Georgian New Town were widespread. These focused on the condition of the buildings and the loss of clarity and coherence of the Georgian ensemble. Confronted with these multiple threats, the various authorities and interests organized a conference on the conservation of Georgian Edinburgh in 1970. The conference confirmed the international importance of the New Town and resulted in the establishment of the Edinburgh New Town Conservation Committee (ENTCC) in 1972. The ENTCC provided a single focus within one agency for all activities related to the study, condition, conservation, and development of the New Town.

From this point, a much greater emphasis was placed on conservation rather than rede- velopment. Traffic proposals for the city centre proposed by Buchannan in the mid 1970s, which were a progression of Abercrombie’s proposals were abandoned. However, this did not prevent the demolition of Picardy Place and St James Square - the former for road proposals and the latter for the St James Centre.

The New Town was designated as a conservation area in 1977. The inscription of the Old and New Towns of Edinburgh on UNESCO’s list of World Heritage Sites in 1995 provided additional recognition of the city’s unique heritage.

In 1996, the consultants EDAW were commissioned to produce ‘A Strategy for the First New Town’, considering, amongst other things, the issue of perceived conflict between the desire to maintain commercial vitality and the need to protect the historic and archi- tectural character of the area. The recommendations of the EDAW Study were adopted by the Planning Committee in November 1997.

12 New Town Conservation Area Character Appraisal

The Edinburgh World Heritage Trust (EWH) was created in 1999 by the amalgamation of the Old Town Renewal Trust and the New Town Conservation Committee. The aim of EWH is to preserve or enhance the character or appearance of the site’s special architectural or historic interest. EWH seeks to co-ordinate activities necessary for the protection of the heritage value of the site through its controlled development and its harmonious adaptation to contemporary life. The World Heritage Site Management Plan identifies what is signifi- cant about the World Heritage Site, recognises challenges and threats, and sets out policies to preserve and enhance the Site.

Structure

Topography The formal designs of the New Town were laid out without substantially altering the existing landform and the topography, therefore, has a significant impact on the form of the Conservation Area. The majority of the area sits on a north facing slope. Calton Hill is the most prominent natural landmark within the area and forms a dramatic punctuation to the east. From George Street, the ground falls dramatically south down to Princes Street Gardens, overlooked by the Castle and the Old Town. Only the Western New Town is laid out on flat ground. Linked grid layouts make use of the topography to achieve a cohesive, uniform urban whole.

13 New Town Conservation Area Character Appraisal

Development Pattern The development of the New Town has resulted in a building stock of extraordinary qual- ity which has proved to be both durable and capable of adaptation, both to the needs of changing residential standards and to different uses. Parts of the New Town can be char- acterised as restrained or even austere, relying on proportion, regularity and repetitive design for their architectural quality.

The Conservation Area is typified by formal plan layouts, spacious stone built terraces, broad streets and an overall classical elegance. The majority of buildings are of a standard type that expresses Georgian ideals of urban living. The standard building form is three main storeys over a sunken basement, normally three bays wide and three storeys high, including steps from street to basement and cellars under the pavement with a slate cov- ered pitched roof. The width of the basement area was standardised at 8ft (2m) in the First New Town, though it is sometimes wider in subsequent developments - for example, nearly 4.0m in Heriot Row. The street elevations of each property typically follow a stand- ard form of evenly spaced vertically proportioned sash windows, with a door at street level. There is usually a high proportion of masonry to window opening on both the front and rear elevations. The facades reflect the internal planning of the buildings with larger balconies and lengthened windows to the drawing rooms at first floor level.

14 New Town Conservation Area Character Appraisal

Apart from a few of the very earliest properties, which are of rubblework stuccoed to represent ashlar, the street elevations of the majority of buildings were built of finely dressed squared ashlar of the durable local Craigleith sandstone. From the 1860s, builders took advantage of improved transport to import significant quantities of cheaper and softer stone from further afield. Rear elevations were usually constructed of rubblework masonry.

Driven by the grid plan of Craig’s New Town as a precedent and the topographical char- acteristics of the area, each subsequent development adopted the basic principles of a grid layout. These grid layouts, defined by perimeter blocks, were designed with a con- cern both for buildings and the public realm and the relationship between built form, streets and open spaces. The layouts are framed by the use of perimeter blocks, which are rectangular in the earlier schemes, but become curved and rounded to meet the grid requirements of later schemes.

The First and Northern New Towns generally have the same hollow square perimeter block shape and size, while the later schemes have smaller hollow squares. The backlands to these hollow squares form large areas of open space within the Conservation Area and are significant features. The encroachment of commercial and retail uses in the New Town has resulted in the infill of the perimeter blocks; particularly along Princes Street, George Street and Shandwick Place.

The planned formal gardens throughout the Conservation Area introduce punctuation, emphasise views and provide amenity space within the discipline of the grid layouts.

15 New Town Conservation Area Character Appraisal

From the 1840s onward, the local authority relaxed its restriction on the allowable heights of buildings, which quickly led to the construction of an additional floor on a large number of properties.

The Victorians changed the nature of Princes Street and George Street with the introduc- tion of commercial buildings. However, when developing residential areas in the New Town they invariably followed the grid plan precedent set by Craig.

In the post-war period there has been a significant amount of redevelopment within the area, particularly during the 1960s. Some of the buildings of this period tend to have ignored a number of the historic townscape rules in terms of proportion, scale, materials and form.

Setting and Edges North Bridge and the Mound, original links between the Old and New Towns, provide principal routes to the south and the Borders. The access over North Bridge reveals the topography and character differences between the Old and New Towns. It also provides panoram- ic views to the east towards Arthur’s Seat and the coast in the distance. The end of the bridge is terminated by Robert Adam’s palace fronted Register House. The former GPO and Balmoral Hotel frame the bridge at Princes Street.

The Mound, a causeway built up of spoil from the construction of the New Town between 1780 and 1830, divides Princes Street gardens into two sections. Playfair’s Galleries are classical temples against the backdrop of the Old Town ridge.

London Road, the principal route from the south reaches the Conservation Area through Playfair’s Calton Scheme, giving an immediate introduction to the classical formality of the New Town.

16 New Town Conservation Area Character Appraisal

The principal south western approach enters the New Town via Lothian Road with the Cal- edonian Hotel on the western junction with Princes Street. The Churches of St John and St Cuthbert terminate West Princes Street Gardens.

Leith Walk, connecting the City with its sea port, enters the Conservation Area at Had- dington Place, which leads on to Playfair’s Elm Row and Gayfield Square. London Road also provides a set piece entrance to the Conservation Area, linking through to Leith Walk.

The road to Glasgow skirts the Victorian development of the Western New Town before swinging north-east onto Haymarket Terrace and passing through the Georgian elegance of Coates and Atholl Crescents, to arrive via Shandwick Place at Princes Street. Queens- ferry Road, another western approach, takes advantage of Telford’s high level bridge of 1830 to avoid the original route, which wound down a steep valley to cross the Water of Leith.

17 New Town Conservation Area Character Appraisal

Vistas and Views In addition to these distant views Craig's al length and great elegance that exploits plan deliberately promoted axial views spectacular views both to the north, south, Views and vistas were an important ele- along its main routes. Of particular note is and west along Princes Street. ment in eighteenth century design and the view south from George Street along town planning, and the area has a variety Hanover Street towards the Royal Scottish Within the grid layouts, terminated vistas of notable views. The New Town exploits Academy and Assembly Hall of the Church have been planned, using churches, mon- the topography and the value of views both of Scotland. The views along George uments, buildings and civic statuary, result- within and out from it to maximum effect. Street, east along Princes Street and out of ing in an abundance of landmark buildings. The historic plan forms allied to the dramat- practically all the cross streets are also out- The generally uniform heights of the New ic topography results in important terminat- standing. Town ensure that the skyline is distinct and ed and long vistas and landmark features punctuated only by church spires, steeples that respond to the changes in level. This is To the west, the view of the spires of St and monuments. The uniformity of build- particularly true of southern views from the Mary’s cathedral is visible from many po- ing heights, allied to the wide use of formal First New Town across Princes Street Gar- sitions and is juxtaposed to the east with gardens within the grid layouts, provides a dens to the Old Town Ridge. Views from the prominence of Calton Hill. Playfair’s background against which important fea- the northern slopes provide stepped pano- scheme for Calton follows the contours of tures stand out and allows views across the ramas towards and across the Firth of Forth. the hill and provides a terrace of exception- city to be appreciated.

18 New Town Conservation Area Character Appraisal Vistas and Views

Key (Interactive map) Conservation Area Boundary Focal Points

Vistas/Panorama T Terminated View

19 New Town Conservation Area Character Appraisal

Townscape The Conservation Area is characterised by Georgian and early Victorian rectilinear devel- opment of grand formal streets lined by fine terraced building expressing neo-classical order, regularity, symmetry, rigid geometry, and a hierarchical arrangement of buildings and spaces. They create a regular pattern of stately streets, squares and crescents, inter- spersed by formal gardens, and containing a series of major classical buildings by archi- tects of the stature of Robert Adam.

While there are a considerable number of prominent buildings and focal points in the area, the sloping topography means that punctuation above the skyline is limited. The features that are prominent and can be seen from many parts of the area are the Old Town Ridge, Calton Hill with its monuments, and St Mary’s Cathedral. The former St James Centre was a prominent feature that could be seen from many viewpoints.

20 New Town Conservation Area Character Appraisal

Princes Street gardens, with its Castle ridge backcloth, provides an open natural setting for a number of landmark buildings directly associated with Edinburgh. The magnificent Greek revival pavilion art galleries by Playfair at the foot of the Mound give credence to Edinburgh as the ‘Athens of the North’. Further to the east is the Gothic steeple of the Scott Monument. The Balmoral Hotel (formerly the North British) completed in 1902 is a large quadrangular building, with a domed clock tower overlooking Waverley Station.

The New Town is made up of a mix of town houses and tenement buildings, usually following a sloping topography, and adopting a generally uniform height with only church spires projecting above them. Within the grid layouts, there are individual set pieces and important buildings that do not disturb the skyline. The New Town can also be viewed from above at locations such as the Castle and Calton Hill, which makes the roofscape and skyline sensitive to any modern additions.

To understand the character of the Conservation Area, it is as appropriate to break it down into smaller parts. However, there is a strong sense of these parts 'fitting together' to form a unique and special place.

21 New Town Conservation Area Character Appraisal

First New Town The completed development of the First New Town was characterised by:

• A general consistency of overall building form, of three main storeys over a sunken basement with slate-clad pitched roofs, contributing to the appearance of a unified whole; • An almost exclusive use of finely dressed squared ashlar of the durable local Craigleith sandstone (a pale, buff sandstone that weathers to a dark grey), creating a visual homogeneity; • Visual homogeneity was also created by the use of a limited range of supporting materials: natural slate on roofs; cast and wrought iron for railings, balconies and street lamps; fine joinery and glazing at doors and windows; and stone for footpath paving, kerbs and roadway setts; and • Richer, grander designs, such as Charlotte Square, were introduced as building work moved to the west and the development became econom- ically secure.

The First New Town was planned to be essentially residential - a neighbourhood for ele- gant living. The majority of buildings were originally residential, non-residential buildings were confined to ancillary uses such as churches and the Assembly Rooms. Shops were planned in Rose Street, Hill Street and Thistle Street.

The new environment was ideal for the development of retail trade and over the years Princes Street has been extensively redeveloped as Edinburgh's prime shopping street. This has resulted in the majority of the buildings now being in retail use, though office, leisure and hotel uses are also present on upper floors.

Moving north from Princes Street retail use decreases. Rose Street and George Street have considerable shop frontages, particularly in their central and western ends but retail use has not achieved the saturation level of Princes Street. Further north, Thistle Street and Queen Street only house a very modest amount of retail use. The cross streets in the area also reflect these changes.

22 New Town Conservation Area Character Appraisal

Throughout the area property has often been rebuilt or extended or converted for office or institutional use. Residential use only re- mains significant in the western and northern fringes of the First New Town.

The Northern New Town In 1799, the Heriot Trust, which owned much of the land to the north of the First New Town, feued York Place, an extension eastwards of Queen Street. David Stewart, a former Provost, set the pattern for later large-scale development. Initially feuing some thirteen acres to the north of Queen Street from the Heriot Trust, he subse- quently proposed plans for a much larger development. The project involved laying out a large square and circus linked by a grand central boulevard crossed by a con- tinuation of Hanover Street running down the slope below Queen Street.

Stewart went bankrupt in 1800, but a varia- tion of his plan by William Sibbald and Rob- ert Reid, was finally adopted. Following the successful precedent of Charlotte Square, elevations for the façades were provided by Reid, with each of the blocks treated as a single composition.

Building started in 1803 but proceeded slowly until the end of the Napoleonic Wars in 1815, by which time only Heriot Row and part of Northumberland Street had been completed. Subsequently construction speeded up while the plan underwent fur- ther modification as building proceeded. The square was given a rounded end, to form Drummond Place and in 1823 William Playfair redesigned the circus to incorpo- rate a road up the slope from Stockbridge.

23 New Town Conservation Area Character Appraisal

Great King Street, intended as the most prestigious, and, therefore, the most expensive, address was slow to feu, as Heriot Row, which faced the private gardens north of Queen Street, was the preferred location. These gardens, that became a feature of the later New Town developments, allowed occupiers exclusive access. Despite delays the development was essentially complete by 1823, although small sections of Fettes Row in the north-east, and of Bellevue Crescent in the north-west were not completed until much later.

The basic architectural form of the area continued the precedent of the First New Town, with fine quality ashlar residential blocks of three storeys over a sunken basement arranged in straight formal terraces.

The Moray Estate By the early 1820s, the first New Town was virtually complete, and the Northern and Western New Towns and the Raeburn Estates were well under way. The estate of the Earl of Moray to the west of the Northern New Town remained open country. In 1822, with the demand for housing at its height, the Earl of Moray employed James Gillespie Graham to draw up a master plan. In order to ensure that the scheme was fully realised, the Earl imposed feuing conditions specifying the buildings that could be erected in great detail.

24 New Town Conservation Area Character Appraisal

The estate, which occupied a relatively narrow strip of land sloping down to the Water of Leith was not the easiest on which to fit a classical layout. However, Gillespie Graham designed a self-contained enclave of exceptional quality which cleverly linked the First, Northern and Western New Towns. Development proceeded briskly, although the pace later slowed, with some houses not being built until 1855.

In response to the unusually shaped site and the rigid regularity of the earlier New Towns, the Moray Estate abandoned a rec- tilinear street layout in favour of a chain of three geometric shaped spaces linked by axial connecting streets. Each of the formal main spaces contains private gardens at their centres.

The first or most south-westerly of these spaces is Randolph Crescent, a semi-cir- cular space with central gardens front- ing Queensferry Street. Perpendicular to Queensferry Street, Great Stuart Street leads from Randolph Crescent to the ellip- tical Ainslie Place continuing on to the cir- cular Moray Place.

The townscape of the Moray Estate is on a grand scale. This is expressed by the greater spaces between the blocks and the buildings, although they retain the three storey and basement form. The buildings around Moray Place itself are particularly impressive, taking the form of twelve Roman Doric palace fronted elevations, six of which have imposing columned centrepieces.

25 New Town Conservation Area Character Appraisal

To the north, running down the slopes of the river gorge, is a mutual communal pleasure ground which was an important element of the scheme.

Western New Town Early in the nineteenth century develop- ment began to the west of the First New Town. Shandwick Place, an extension to Princes Street westwards flanked by two wide crescents, was the first street to com- mence and was completed by 1825. This street has attracted considerable retail use leading to considerable redevelopment, although Atholl Crescent and Coates Cres- cent have remained much as they were built.

26 New Town Conservation Area Character Appraisal

The area north of Shandwick Place and west of Queensferry Road belonged for the most part to Patrick Walker with the Trustees of Lord Alva owning a small section in the south-east corner. They jointly commissioned a plan from Robert Brown in 1813, based on the now well-established grid plan, but with only one, diagonally set square, Melville Crescent, in the centre.

Although development started briskly on Lord Alva's land and in the main east-west boulevard, Melville Street, it later slowed. The grander corner properties proved particularly hard to feu, perhaps because the more prosperous buyers preferred the greener outlooks available on the Moray Estate and Calton Hill. In 1855, the designs for some of these were simplified and scaled down, in order to com- plete the development.

Despite these setbacks, the Walkers made a substantial income and from 1873 Patrick Walker’s three daughters funded the building of the three-spired St Mary's Episcopal Cathedral that provides a prominent terminus to the main axis of the development.

In 1830, John Learmonth feued a small area of land be- tween Shandwick Place and Lothian Road. He used an adaptation of an 1817 plan by Thomas Elliot, drawn up for the previous owner, to form a short street and Rutland Square, a neat rectangle of porticoed houses.

The spread of the city westward prompted the Heriot's Trust, which owned the land still further west, to deve- lop it from 1860. Recognising the desirability of a green outlook, the designs by John Lessels, Peddie and Kinnear, John Chesser and others included a good proportion of narrow ellipses and crescents. The style of architecture gradually changed from neo-classical to a rich Victorian Renaissance in the later developments. The most westerly developments, Magdala Crescent and Douglas Crescent, have, uniquely in the area, mansard roofs.

27 New Town Conservation Area Character Appraisal

Development also extended to the north of the Walker developments with the Drum- sheugh area completed by 1890, though building slowed further to the west and Rothe- say Terrace was only completed in the 1900s.

The Western New Town was planned around the grand central axis of Melville Street, with Shandwick Place and Chester Street/Drumsheugh Place as flanking streets. Melville Street is closed by St Mary’s Cathedral at one end and the back of West Register House at the other and lined by grand buildings. The formality of the design is, however, compro- mised by the asymmetrical crossing of Queensferry Street. The formality of the plan was maintained in Shandwick Place, where the street is flanked by the crescents and gardens of Coates and Atholl Crescents.

The cross streets of Stafford Street, Manor Place and Walker Street continue the rectilin- ear street layout, which is completed by William Street with Alva Street to the south, and Chester Street, Drumsheugh Gardens and Rothesay Place to the north.

The extreme western part of the area stands beyond the north/south line of Palmerston Place. From the 1860s, this area was laid out around the saucer shaped gardens formed by Eglinton Crescent/Glencairn Crescent and Grosvenor Crescent/Landsdowne Crescent. It represents some of the latest development within the Conservation Area.

This area has been subject to increasing pressure from commercial uses. Shandwick Place has become a significant retail location with purpose built properties replacing the origi- nal Georgian houses. Less intensive retail use has also colonised Alva Street and William Street behind Shandwick Place, and the cross streets of Stafford Street and Queensferry Street. Adjacent to these retail areas, many of the original Georgian buildings are used for offices. In Rutland Square, Melville Street, Coates and Atholl Crescent the majority of buildings are now in office use. Office use remains a significant function throughout the area to the west of Palmerston Place, although the original residential use becomes more predominant further north and west. 28 New Town Conservation Area Character Appraisal

Gayfield The Gayfield Estate, owned by James Jol- ie, lay beyond the eastern boundary of the Northern New Town between East London Street and Leith Walk, the main thorough- fare to Leith. Jolie, a solicitor, began feuing part of the area in 1785. From around 1807, Hugh Cairncross, a former assistant of Rob- ert Adam, designed a layout for the Gay- field Estate which was less formal than the earlier New Town developments. Gayfield Square, a large rectangle opening onto Leith Walk, contained tenement blocks, vil- las and a row of smaller houses. Brought- on Place was lined with two-storey palace fronted blocks similar to Heriot Row but on a smaller scale. Forth Street and Hart Street, by Robert Burn, on Heriot Trust land, are similar in scale.

The western section of Gayfield, between Union Street and Broughton Street, con- sists of roughly regular rectilinear streets fronted by late Georgian terraces of tene- ments. Towards the east, the formal grid of streets is based around the development of

Gayfield has a substantial residential population amongst other uses. This variety has been extended by redevelopment and by the conversion of residential property to office use. Shop units occupy the street level accommodation along Leith Walk and Broughton Street and occasional shop uses are present in Union Street and other locations. Gayfield Square which structures the area and is surrounded by a fringe of less regu- lar development which contains significant pockets of piecemeal redevelopment. 29 New Town Conservation Area Character Appraisal

Calton The decision in 1814 to site a prison next to the Bridewell prompted the Council to improve access to Calton Hill by building a bridge over the Calton Valley. Work began in 1815 with Robert Stevenson appointed as engineer and Archibald Elliot as architect. A single developer built all the properties along Waterloo Place, ensuring that Elliot’s conception of a grand entrance to the city was consistently executed.

Improved access to the Calton Hill prompted the Town Council to conduct a competi- tion for a design to develop the hill and its northern flank. Although the competition was inconclusive, the Council accepted the guiding advice of their architect William Stark for a picturesque improvement following a plan and report of 1819 produced by his pupil William Henry Playfair.

Playfairs’ plan retained the hilltop as public open space with development of the Hill limited to its mid-level, served by an extended Princes Street. A tree flanked, grand lower London Road was also proposed to link up with Leith Walk.

The sides of the Hill were to be planted informally with a canopy of deciduous woodland. The street layout was set to converge on the Hill to provide framed views of the woodland and hilltop skyline. Within this large composition Playfair created sweeping panoramas and important point vistas at differing heights up the hill.

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The blocks to the immediate north, beyond London Road, were built to Playfair’s design intermittently between 1820 and the 1880s. Feuing of the mid-level stances was not complete until the 1880s. The lower levels were never fully taken up and were given over to railway and other developments.

In 1825 on the south side of the Hill, Thomas Hamilton designed a new building for the Royal High School in a pure Greek Revival style to mimic the Propylaea in Athens, which serves as the entrance to the Acropolis. The summit of the Hill attracted a collection of mon- uments: to Nelson by Robert Burn (1807), Robert Burns by Hamilton (1830), Dugald Stewart by Playfair (1831), and most conspicuously, the National Monument, an incomplete replica of the Parthenon, erected in 1829 to a design by Cockerell and executed by Playfair, who had already topped the hill with his diminutive Greek observatory (1818). The relationship between the Royal High School (Propylaea) and the National Monument (Parthenon) creates part of the unique composition. The Calton skyline, embellished with this distinguished ensemble of monuments, enhanced Edinburgh’s identity as the Athens of the North.

In 1936, the prisons on Regent Road were replaced by the monumental St Andrews House.

The hill is surrounded by a triangle of roads; Waterloo/Regent Road to the south, London Road/Royal Terrace to the north- east and Leith Street to the north-west. Waterloo Place forms an eastern extension of Princes Street, its entrance marked by the western elevation of the first buildings in the street - designed as a matching pair with their ionic pilastered porticos forming a gateway to Waterloo Place. The north and south elevations of the first part of the street are closely lined by late Georgian buildings built in the classical style.

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These are followed by Stevenson’s Bridge over the Calton ravine, with the Old Calton burial ground and St Andrew’s House to the south. Beyond St Andrew’s House the road skirts the slopes of Calton Hill and opens up views across the eastern part of the Old Town to Salisbury Crags, with the Old Royal High School to the north.

Royal and Regent Terrace exploit the topography of the site and consist of two long outward facing terraces linked at an acute angle. Royal Terrace facing to the north, with views out to the Forth, is an imposing street, consisting of a 1181ft (360m) row of forty terraced houses with Corinthian and Ionic colonnades. These buildings are of a conception and scale unmatched anywhere else in Edinburgh. To the south, is the only slightly less grand 984ft (300m) stretch of Regent Terrace, linked to Royal Terrace by Calton Terrace. It is built along a natural contour line, maximising long views and the picturesque qualities of the site. To the north of Royal Terrace are the rectilinear city blocks of Leopold Place, Hillside Crescent and Eglinton Crescent, radiating back from London Road.

Although retaining substantial residential use, this area has also attracted prestigious offices such as consulates, while a signifi- cant portion of Royal Terrace is in hotel use, often involving merging adjacent proper- ties.

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The Dean Estate John Learmonth bought the Dean Estate in 1825, an area separated from the growing New Town by the Water of Leith in its steep sided valley. At the time Learmonth was Lord Provost and was promoting a bridge across the Water of Leith to improve communication be- tween the city and the north, by avoiding the steep descent into Dean Village. He obtained the support of the Trustees of the Cramond Turnpike, owners of the road, by agreeing to appoint their preferred architect, the eminent civil engineer Thomas Telford, and the bridge was built in 1831, largely at Learmonth's expense.

An innovative and elegant design that has stood the test of time, Telford's Dean Bridge was an asset to the city, encouraging the siting of institutions such as the Dean Orphanage and Daniel Stewart's School beyond the river.

It was not until the 1850s that the Heriot Trust, which had bought the land, commissioned John Tait to lay out Oxford Terrace, Eton Terrace, Lennox Street and Clarendon Crescent north-east of Queensferry Road, taking advantage of the views afforded by the valley location. This was followed in 1860 by Belgrave Terrace by John Chesser, set back behind a garden along the other side of Queensferry Road which featured bay windows for the first time in the area. Belgrave Crescent, overlooking the valley, followed in 1874 and Belgrave Place in 1880. Mirroring Belgrave Terrace on the other side of the road, Learmonth's descendants began Learmonth Terrace to designs by Chesser in 1873.

The Dean Estate stands each side of the Queensferry Road beyond Telford’s Dean Bridge. The earliest development is on the left beyond the old Holy Trinity Church, formed by two main streets, Buckingham Terrace and Belgrave Crescent, running roughly parallel to Queensferry Road. Each street is single sided looking out over public open space.

The Heriot Trust development immediately to the north of Dean Bridge, and on the right of Queensferry Road, is based on a polygon of roads all outward facing terraces except Lennox Street, the road farthest from Queensferry Road.

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Stockbridge and the Raeburn Estate At the turn of the eighteenth century Stockbridge was a successful milling community standing astride the Water of Leith by a new stone bridge, completed in the late 1700s, which replaced the original ford across the river. In addition to the industrial buildings, which village had a community of workers’ cottages and out of town villas of the more affluent.

From around 1813, the expansion of the New Town impacted on Stockbridge. The grow- ing prosperity of the area and additional traffic along the toll road increased the demand for property, leading to the incremental replacement and development of Stockbridge’s commercial centre. By the late 1800s, Stockbridge had been engulfed by Edinburgh’s sub- urbs, becoming a neighbourhood centre that continues to support a thriving retail sector.

Stockbridge is an ancient rural and milling village situated by the Water of Leith and has a less formal character than the New Town, making it distinct from the rest of the Conserva- tion Area. The area forms a neighbourhood shopping centre primarily based around small shop units in Raeburn Place.

Stockbridge was laid out around a single through route; now called Kerr Street to the south east of the Water of Leith and Deanhaugh Street, Raeburn Place, Comely Bank Road successively on the other bank. Dean Street and Leslie Place join Raeburn Place from the higher ground to the south-west. These streets are lined with Georgian and Victorian terraces of tenements or three storey houses some particularly fine buildings including palace fronted terraces with substantial individual front gardens.

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The majority of property remains in residential use - in particular the Raeburn Estate has been subject to little redevelopment and remains an attractive and architecturally out- standing residential area.

In 1789, the painter Henry Raeburn, acquired the estate of Deanhaugh, through his marriage to Ann, the widow of James Leslie of Deanhaugh. The estate to the northwest of the New Town was still somewhat out of town and accessible only by the bridge at Stockbridge. Construction began in 1813 to the west of Stockbridge under the direction of the architect James Milne. The first street built, named Ann Street after Raeburn’s wife, has some particularly fine buildings inlcuding palace fronted terraces with substantial front gardens. Despite its location, the development was successful - later sections were more conventionally urban in style, as it was engulfed by the city. St Bernard's Crescent, a grand fully urban composition with giant Doric columns was completed in 1824, and is a superior example of late Georgian townscape.

Canonmills and Claremont Canonmills was originally a milling community the property of the monks from Holyrood, hence its name. All of the schemes in this area which began in the 1820s were never com- pleted and only fragments were produced. It was left to the Victorians to complete the development. This area consists of a series of modest-sized Georgian developments, none of which were completed and which lack the formal layout of other parts of the New Town. The western section of the area is bisected and structured by the east-west route of Hender- son Row.

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Spaces The Conservation Area contains a series of gardens, squares and walks which make an important contribution to the character of the area and contrast with the controlled architecture of the surrounding buildings. They also reflect the area’s neo-classical town planning and picturesque tradition of landscape improvement. They were designed to take advantage of Edinburgh’s topography and townscape. They range in size from West Princes Street Gardens (12.8ha) and Regent Gardens (4.8ha) to the smaller squares and strips of Rothesay Terrace (0.12ha) and Saxe-Coburg Place (0.24ha). The gardens are of international significance and are designated in the Inventory of Gardens and Designed Landscapes.

There are many shared private gardens within the New Town. They occupy about 13% of the New Town area and contribute a value to the character of the conservation area far in excess of their area.

There are also important graveyards associated with St John’s, St Cuthbert’s and Calton.

St Andrew and Charlotte Square St Andrew Square was laid out in 1770 and Charlotte Square was completed in 1808. They were laid out as formal geometric pleasure gardens providing a retreat for the surrounding owners.

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Princes Street Gardens Princes Street Gardens lie in the valley separating the Old and New Towns. Situated at a lower level than the surrounding streets, there are good views into the gardens from Princes Street, the Mound, and the Castle; but views out from the gardens are limited, and are dominated principally by the Mound and views of the Old Town, which overlook the gardens to the south.

In 1776, the Town Council became responsible for the area of land that was to become East Princes Street Gardens. It was not until 1829 that permanent ground works were carried out and an ornamental terrace along the Princes Street side built. In 1844 the construction of Waverley Station and the railway cutting through the garden required a redesign of the gardens to accommodate these changes. The gardens were officially reopened on 15 August 1851.

A memorable feature of the gardens is the floral clock which was installed in 1903 and was the first in Britain. Its popularity and success led to the widespread adoption of floral clocks as a prominent fashion in civic bedding displays during the early twentieth century.

West Princes Street Gardens were formed at the insistence of residents of Princes Street who leased land that had been the Nor’ Loch from the Council. Alternative plans for the design of the gardens were put forward, but it was not until 1820 that James Skene’s plans were adopted and implemented by Alexander Henderson, whose firm, Eagle and Hen- derson, was involved with many of the New Town pleasure gardens. After many difficulties the gardens were opened in 1821 to those residents willing to pay the annual fee of four guineas.

Between 1845 and 1847, the Edinburgh-Glasgow Railway Company took its line through the bottom of the gardens which affected the layout. In 1862, the owners added the spec- tacular Ross Fountain by A Durenne of Paris.

By the 1870s, there were still about 400 private individuals who subscribed to use the gar- den although properties in Princes Street had become almost entirely commercial. This caused public pressure for the Council to adopt the gardens, which they did in 1876. The Council instigated several changes, such as the creation of the terrace just below Princes Street in 1879, with small paths running downhill from it and the erection of a bandstand in 1880 - the bandstand was superseded by the Ross Theatre in 1935.

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Queen Street Gardens Craig’s plan for the First New Town included a wide band of formal parkland to the north of Queen Street, however, land acquisition problems delayed the construction of these works.

East Queen Street Gardens, which commenced in 1814, was the first of the three commu- nal pleasure garden to be laid out along Queen Street. The original layout of paths radi- ating from the centre of the gardens was changed to the present arrangement between 1817 and 1840. In the early 1860s, the garden was opened-up to make vistas and space by thinning the trees around its periphery. In 1868, the existing terrace that extends along the Queen Street side of the garden was constructed, to give generous views down into the garden.

Central Queen Street Gardens were laid out in the mid-1820s on land formerly the stead- ing of a Mr Wood whose farm pond was reformed with a small rocky island in the middle to make a central feature in the garden which was otherwise open. Unlike East and West Queen Street Gardens, Central Queen Street Gardens are very enclosed. There are no views into the garden due to a thick perimeter planting of deciduous trees and ever- greens.

West Queen Street Gardens were originally a flat area with no natural features to incorpo- rate into the design apart from some old trees. The design adopted, included a mounded central area intersected with walks. As in East and Central Queen Street Gardens, a ter- race was built on the Queen Street side to allow good views, especially down India Street. The garden is open to the surrounding streets, with simple perimeter planting. Calton Hill Calton Hill is visible from a wide range of locations. Its monuments give it emphasis and a characteristic form. Panoramic views are obtained from Calton Hill and Regent Gardens to the Scott Monument and over the city and the Firth of Forth. The Calton Hill Conservation Plan which was adopted by the Council in 2001 informs all decisions on the management and future of the public open space and monuments on the Hill.

Calton Hill is designated as a composite SSSI ‘Site of Special Scientific Interest’ which includes Arthur’s Seat and the Castle Rock, notified for geological and biological interests.

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Regent Gardens Regent Gardens were formed between 1830 and 1832, under a feu charter of 1829. The gardens, the largest of the New Town gardens still in private ownership, are roughly trian- gular with the gardens of Regent Terrace and Royal Terrace backing on to the two long sides. The structure of the gardens remains very much as originally planned.

A central lawn on sloping ground is planted with mature parkland trees. A mixture of lime, beech, and sycamore shelters the surrounding walks. The various footpaths lead to a terrace planted with limes, set above a ha-ha at the top of the gardens, just inside the boundary wall with Calton Hill. The ha-ha is in two parts, connected by a rustic bridge below which is a walk lined on one side by a holly hedge and on the other by Irish yews.

Dean Gardens In the 1860s, the area surrounding Dean Bridge was undergoing rapid development by Colonel Learmonth, son of Lord Provost Learmonth (who was instrumental in building the Dean Bridge). Local residents were anxious to protect open space and banded together to petition for the provision of a garden and to purchase the land.

The layout of the gardens consists of two terraces connected by paths and steps which allowed various picturesque views to St Bernard’s Well a classical temple, designed by Alexander Nasmyth in 1789 and built on the site of a mineral spring.

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Water of Leith In addition to the formal gardens delineat- ed by the various stages of development the Water of Leith Walkway runs through the Area. It is an important landscape fea- ture and a key wildlife resource forming the principal wildlife corridor between the up- lands of the Pentland Hills and lower Water of Leith Valley. It is designated as an Urban Wildlife Site.

The character of the river valley alters from a steep, wooded gorge in Dean Gardens to a flatter more urban river from Deanhaugh Street reflecting sharp changes in earlier sea levels. The Walkway along the Water of Leith is one of Edinburgh’s major recre- ational resources and, as it passes through the enclosed, natural gorge, it provides a distinct feature area within the Conserva- tion Area.

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KEY ELEMENTS

Vistas and Views Terminated vista within the grid layouts and the long distance views across and out of the Conservation Area are important features. The grid layout follows the topography throughout the area providing a formal hierarchy of streets with controlled vistas and planned views both inward and outward and particularly northwards over the estuary. The cohesive, historic skyline makes an important contribution to the Conservation Area and it is particularly crucial to control building heights, particularly along skyline ridges. Building Forms The overwhelming retention of buildings in their original design form, allied to the stand- ard format of residential buildings, contributes significantly to the character of the area. The principal building form throughout the New Town is the hollow square, residential, tenement block consisting of a sunken basement area with three to four storeys above. Streetscape Streets and pavements are usually consistent in their width comprising a central paral- lel-sided carriageway defined by granite or whin drainage channels and stepped kerbs. Pavement and road widths are determined by the street hierarchy and have a consistent ratio based on where the street lies within the hierarchy. The relationship of stone build- ings, pavements and setted streets provide a disciplined unity and cohesion.

Within the Conservation Area, the historic street pattern is largely intact. Initially pave- ments were flagged, probably with Hailes or Craigleith sandstone paving slabs, while car- riageways were setted. Streets are bounded on either side by pavements running back in an unbroken surface from the kerb to the building line, or stone base of railings guarding an open basement area.

The extensive retention of original historic street surfaces, particularly roads surfaced in whin or granite setts and some high quality stone paving add an important texture to the character of the area. They should be rigorously protected and used as guiding referenc- es in new works. Many items of historic street furniture such as railing mounted lighting, police boxes, telephone boxes also remain.

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Street Lighting There has been street lighting in the area since 1785, when one hundred and sixteen lamps burning whale oil were installed. From the 1820s, gas lamps were installed. In 1955, the local authority began a ten-year programme to replace all surviving gas lighting with elec- tric lights throughout the city. At this time the majority of the surviving gas standards were replaced with concrete or steel poles - some with ‘Georgian-style’ lanterns. Railing-mounted lamps were also installed or reinstalled in a few streets - the railing standards along the Mound and the south side of Princes Street are examples. These were copies of the privately erected wrought iron oil lamps in Char- lotte Square that were erected in c. 1800. Many owners augmented the original street lighting by adding lamps to the front railings of properties.

The vast majority of lamp standards erected prior to the 1940s were cast iron. Contemporary with other cast iron elements, such as rail- ings, these were often of considerable design merit. The retention of these items is important where they still exist.

Street Furniture Edinburgh has a tradition of robust and well designed street furniture: for instance the cast iron police boxes and road lamps designed by the City Architect, E J MacRae, in the 1930s to complement Edinburgh’s classical architecture. Where these items occur, they make an important contribution to the quality of the area. They can also provide a pattern for new furniture.

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Statues and Monuments The extensive collection of statues, monuments, historic graveyards and national memorials in the Conservation Area make a significant contribution to the historic and architectural character of the area. They also provide a focus and punctuation points for many views. St John’s, St Cuthbert’s and Calton graveyards contain important collections of funerary monuments.

Mews and Lanes Craig’s New Town contained lanes that were composed of artisans’ dwellings, but as the expansions of the New Town took place, the original purpose of the lanes transferred to the provision of mews. These provided accommodation for stabling and coaches, usually associated with the town houses on the streets that they lay behind. They are usually one and a half stories high, with a carriage entrance and sometimes a hayloft, both on the lane side. They were usually built with a formal high quality design facing the house and an infor- mal rubble elevation facing the lane of the mews.

Materials There is a standard palette of traditional building materials including blonde sandstone, timber windows and pitched slated roofs.

43 New Town Conservation Area Character Appraisal Stonework Apart from a few of the very earliest properties, which are of rubblework stuccoed to rep- resent ashlar, the street elevations of all buildings were in finely dressed squared ashlar of the durable local Craigleith sandstone. By the 1860s, improved transport led to the import of significant quantities of cheaper and often softer stone.

There are a variety of masonry treatments on front and rear elevations, none of which were originally painted: polished ashlar (smooth); broached ashlar (horizontally tooled); droved ashlar (with fine banded tooling); stugged ashlar (lightly tooled with a masons’ punch or point); channelled V-jointed ashlar; rock faced; vermiculated (as if eaten by worms); ran- dom rubble and squared rubble. Roofs Most roofs in the First New Town are steeply pitched, with a high central ridge. Roofs in later developments were more likely to have two parallel ridges making a double-pitched ‘M’ profile roof with a central leaded platform.

Chimneys and chimney pots occur on party and gable walls, and cupolas are virtually universal over internal stairs. Roofs are generally covered with graded slate with lead flash- ings to parapet or valley gutters. Rainwater goods are generally cast iron. Windows Timber sash windows are typical throughout the Conservation Area, usually consisting of a pair of glazed sashes often subdivided by astragals, that slide vertically in a case or frame with a pair of weights contained within the case balancing each sash.

In conjunction with internal timber shutters, sash and case windows are an efficient design well suited to combat Edinburgh's climate and the majority of windows have withstood the test of time remarkably well. Where there are no inherent defects in their traditional construction such windows should have no problems that regular maintenance cannot cure.

Most early windows were glazed with either Crown or cylinder glass rather than the more modern cast or sheet glass. The high surface gloss, slight imperfections and convex planes create interesting reflections and give depth to the façade. Where it exists original glass should, therefore, be retained wherever possible. Since Crown glass and cylinder glass could only be made in small sheets the size of the panes was strictly limited, so large windows demanded sub-division by rebated glazing bars, or astragals, to carry the smaller section of glass.

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Most early astragals are extremely fine. After 1845 when the weight tax on glass was abol- ished, larger sheets of heavier drawn glass came into use and astragals became thicker to support the extra weight. Soon afterwards even larger sizes of panes became available and astragals were no longer required because a complete sash could be glazed without the need for sub-division. Many of the later New Town houses had plate glass on the front elevation but retained the cheaper Crown or cylinder glass with astragals at the rear.

The size and number of panes and the arrangement of astragals vary widely depending on the date and position of the window, the relative importance of individual rooms, the improvements in glass manufacture and subsequent changes in fashion. For example, in the 1820s it became fashionable to have floor-to-ceiling windows in drawing rooms on the first floor and the cills were lowered accordingly, examples can be seen in Northumber- land Street and Heriot Row.

There has been longstanding Council guidance which requires windows to be painted white to maintain the unity of architectural schemes. Doors Doors are a distinctive feature of the area. They are normally a simple four or six panel design constructed in Baltic pine and painted. The configuration of panels and mouldings varied considerably, displaying the full range of Georgian joinery skills.

Much of the excellent original ironmongery has survived on front doors within the area. Usually manufactured of brass with a relatively high zinc content. Typical items include door handles, letter plates, bell pulls, numerals and often a door knocker. Brass name plates with incised Roman characters filled with wax or paint are another common feature. Fanlights The term fanlight, derived from the semi-circular fan shape, tends to be applied to any glazed opening above a door, but it may be more precise to refer to the rectangular open- ings as ‘overdoor lights’. In either case, they were generally placed above solid unglazed doors to admit light into hallways. A wide variety of patterns are found in the Conservation Area reflecting the tastes of the original builders or owners. Most were ornate - featuring curved, circular, rectangular or fan shaped geometric patterns of astragals.

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Entrance Platts Front doors are usually accessed from the street by one or more stone steps leading to a stone slab or platt bridging the open basement area. This arrangement also reinforces the importance of the entrance whilst bridging the difference in level between the street and the entrance. The drop from the pavement to the area and the edge of the entrance steps and platt are protected by cast iron railings, a feature which became increasingly ornate over time particularly on more prestigious buildings.

Cast Iron work Cast iron railings are an important and characteristic feature throughout the Conservation Area, serving as safety barriers around sunken basement areas. The abundance of cast iron work in Edinburgh was a result of the expansion of the city at a time when cast iron was relatively cheap. During the Second World War, when many ornamental railings around communal gardens were removed for re-use for munitions, but never actually used for that purpose, the sunken basement still had to be protected, and consequently much of the orig- inal ironwork has survived. Cast iron balconies at first floor level are also found in many places, and add significant interest and rhythm to the facades.

In many streets, entrances were emphasised by the incorporation of lamps adjacent to the footpath and on either side of the entrance. These lamps, many of which survive, were mounted on wrought or cast iron standards integral to railings or stood separately on the stone plinth.

There is long standing Council guidance which requires the painting of all iron work in black to maintain architectural unity.

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Shop Fronts The form and appearance of shop fronts make an important contribution to the appear- ance and character of certain parts of the area.

Streets of shops were included from the beginning of the New Town. Many of these shops have survived on the fringes of the central area, such as Stockbridge and William Street. However, within the central area these early shop fronts have largely disappeared. Vic- torian and early twentieth century shop fronts incorporated fine and elaborate joinery, becoming more elegant and maximising display space. In the post-war period, the avail- ability of a wide range of new materials and changing architectural philosophy resulted in a change in shop front design.

Boundary Treatments Boundaries are important in maintaining the character and quality of the spaces in the New Town. They provide enclosure, define many pedestrian links and restrict views out of the spaces. Stone is the predominant material.

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MANAGEMENT Legislation, policies and guidance

Conservation Areas The Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 states that Conservation Areas are ‘areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’. Local authorities have a stat- utory duty to identify and designate such areas.

Special attention must be paid to the character and appearance of the conservation area when planning controls are being exercised. Conservation area status brings a number of special controls:

• The demolition of unlisted buildings requires conservation Area consent; • Some permitted development rights are removed; and • Works to trees are controlled (see Trees for more detail).

The removal of buildings which make a positive contribution to an area is only permitted in exceptional circumstances, and where the proposals meet certain criteria relating to condition, conservation deficit, adequacy of efforts to retain the building and the relative public benefit of replacement proposals. Conservation area character appraisals are a ma- terial consideration when considering applications for development within conservation areas.

Alterations to windows are also controlled in conservation areas in terms of the Council’s guidelines. Listed buildings A significant number of buildings within the New Town Conservation Area are listed for their special architectural or historic interest and are protected under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997. Listed building consent is required for the demolition of a listed building, or its alteration or extension in any manner which would affect its special character.

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World Heritage Site Since 2014, Historic Environment Scotland has a statutory duty to consider the Outstand- ing Universal Value of the Site when assessing the impact of development proposals.

Planning guidance More detailed, subject-specific guidance is set out in Planning Guidance documents. Those particularly relevant to the New Town Conservation Area are:

The World Heritage Site Management Plan

Guidance for Householders

Guidance for Businesses

Listed Buildings and Conservation Areas

Developer contributions and affordable housing

Edinburgh Design guidance

Street Design Guidance

In addition, a number of statutory tools are available to assist development management within the Conservation Area. Article 4 Direction Orders The Town and Country Planning (General Permitted Development) (Scotland) Order 1992, amended 2012, (abbreviated to GPDO), restricts the types of development which can be carried out in a Conservation Area without the need for planning permission. These include most alterations to the external appearance of dwellinghouses and flats. Devel- opment is not precluded, but such alterations will require planning permission and special attention will be paid to the potential effect of proposals.

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Under Article 4 of the GPDO the planning authority can seek the approval of the Scottish Ministers for Directions that restrict development rights further. The Directions effectively control the proliferation of relatively minor developments in Conservation Areas which can cumulatively lead to the erosion of character and appearance. The New Town Conser- vation Area has Article 4 Directions covering the following classes of development:

Class 7- the erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure. Class 38 - water undertakings. Class 39 - development by public gas supplier. Class 40 - development by electricity statutory undertaker. Class 41- development required for the purposes of the carrying on of any tramway or road transport undertaking.

Trees Trees within Conservation Areas are covered by the Town and Country Planning (Scotland) Act 1997 as amended by the Planning (etc) Act 2006. This Act applies to the uprooting, felling or lopping of a tree having a diameter exceeding 2” (75mm) at a point 4ft (1.5m) above ground level. The planning authority must be given six weeks’ notice of the inten- tion to uproot, fell or lop trees. Failure to give notice will render the person liable to the same penalties as for contravention of a Tree Preservation Order (TPO).

Tree Preservation Orders are made under planning legislation to protect individual and groups of trees considered important for amenity or because of their cultural or historic interest. When assessing amenity, the importance of trees as wildlife habitats will be taken into consideration. There is a strong presumption against any form of development or change of use of land which is likely to damage or prejudice the future long term exist- ence of trees covered by a Tree Preservation Order. The removal of trees for arboricultural reasons will not imply that the space created by their removal can be used for develop- ment.

The Trees in the City Action Plan contains a set of policies to guide the management of the Council’s trees and woodlands.

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Assessing Development within the New Town Conservation Area The richness of the New Town’s built heritage is considerable. It is this complexity and diversity which make it attractive, yet make these qualities hard to define. It also has a fragility and human scale which often does not sit easily with the demands of present day development requirements. These are qualities and conflicts that must be resolved if the character of the New Town is to be sensitively interpreted and enhanced. General Criteria General issues to be taken into account in assessing development proposals in the Con- servation Area include the appropriateness of the overall massing of development, its scale (the expression of size indicated by the windows, doors, floor heights, and other identifiable units), its proportions and its relationship with its context i.e. whether it sits comfortably. Development should be in harmony with, or complimentary to, its neigh- bours having regard to the adjoining architectural styles. The use of materials generally matching those which are historically dominant in the area is important, as is the need for the development not to have a visually disruptive impact on the existing townscape. It should also, as far as possible, fit into the “grain” of the Conservation Area, for example, by respecting historic layout, street patterns or existing land form. It is also important where new uses are proposed that these respect the unique character and general ambi- ence of the Conservation Area, for example certain developments may adversely affect the character of a Conservation Area through noise, nuisance and general disturbance. Proposals outside the boundaries of the Conservation Area should not erode the charac- ter and appearance of the New Town or intrude into views of the Castle. New Buildings New development should be of good contemporary design that is sympathetic to the spatial pattern, scale and massing, proportions, building line and design of traditional buildings in the area. Any development within or adjacent to the Conservation Area should restrict itself in scale and mass to the traditionally four/five storey form. New de- velopment should also reflect the proportion and scale of the traditional window pattern. The quality of alterations to shop fronts, extensions, dormers and other minor alterations should also be of an appropriately high standard.

The development of new buildings in the Conservation Area should be a stimulus to im- aginative, high quality design, and seen as an opportunity to enhance the area. What is important is not that new buildings should directly imitate earlier styles, rather that they should be designed with respect for their context, as part of a larger whole which has a well-established character and appearance of its own. Therefore, while development of a 51 New Town Conservation Area Character Appraisal gap site in a traditional terrace may require a very sensitive design approach to maintain the overall integrity of the area; in other cases modern designs sympathetic and compli- mentary to the existing character of the area may be acceptable. Alterations and Extensions Proposals for the alteration or extension of properties in the Conservation Area will nor- mally be acceptable where they are sensitive to the existing building, in keeping with the character and appearance of the particular area and do not prejudice the amenities of adjacent properties. Extensions should be subservient to the building, of an appropriate scale, use appropriate materials and should normally be located on the rear elevations of a property. Very careful consideration will be required for alterations and extensions affecting the roof of a property, as these may be particularly detrimental to the character and appearance of the Conservation Area. Definition of ‘Character’ and ‘Appearance’ Conservation areas are places of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance.

The character of an area is the combination of features and qualities which contribute to the intrinsic worth of an area and make it distinctive. Special character does not derive only from the quality of buildings. Elements such as the historic layout of roads, paths and boundaries, paving materials, urban grain and more intangible features, such as smells and noises which are unique to the area, may all contribute to the local scene. Conserva- tion area designation is the means of recognising the importance of all these factors and of ensuring that planning decisions address these qualities.

Appearance is more limited and relates to the way individual features within the conser- vation area look.

Care and attention should be paid in distinguishing between the impact of proposed de- velopments on both the character and appearance of the conservation area. OPPORTUNITIES FOR DEVELOPMENT Development opportunities for infill or replacement may arise within the area, and will be considered in terms of the relevant guidance. The Edinburgh Design Guidance, Guidance for Householders and Listed Buildings and Conservation Areas explain the Council’s ap- proach to design in historic contexts.

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No sites within the Conservation Area are identified for significant housing or other devel- opment through local development plans.

OPPORTUNITIES FOR PLANNING ACTION

Conservation Area Boundaries The boundaries of the Conservation Area have been examined through the appraisal process. No proposals for boundary changes are proposed.

OPPORTUNITIES FOR ENHANCEMENT The character appraisal emphasises the more positive aspects of character in order that the future can build on what is best within the Conservation Area. The quality of urban and architectural design needs to be continuously improved if the character of the Con- servation Area is to be enhanced. The retention of good quality buildings (as well as listed buildings) and the sensitive interpretation of traditional spaces in development are of particular importance. Streetscape Careful consideration needs to be given to floorscape which is an essential part of the overall appreciation of the New Town’s rich townscape heritage. Repair and renewal work to street surfaces should be carefully detailed and carried out to the highest standards using quality natural materials. Shop Fronts Whilst there are many fine shop fronts in the Conservation Area, there are also a number which are unsatisfactory and ignore the architectural form of the buildings of which they form part. Encouragement should be given to improving the quality of the shop fronts in the area, particularly that minority of shop fronts which are particularly poorly or inappro- priately designed or badly maintained. Natural Heritage Measures to further protect and enhance the river valley of the Water of Leith should be pursued, whilst complementing its designation as an Urban Wildlife Site in accordance with the Edinburgh Biodiversity Action Plan, NPPG 14 and its historic character.

53 New Town Conservation Area Character Appraisal

Opportunities should also be taken to increase the biodiversity potential of appropriate open spaces through a variety of management practices. This may include the introduc- tion of replacement native shrub planting and diversity of grass cutting regimes. High Buildings The New Town has very consistent heights and a cohesive skyline and is particularly sus- ceptible to buildings that break the prevailing roof and eaves height and impinge on the many important views. It is also important to protect the character of the Conservation Area from the potentially damaging impact of high buildings outside the Conservation Area.

REFERENCES

• Perspectives of the Scottish City – ed George Gordon. • Georgian Edinburgh – Ian G Lindsay. • The Buildings of Scotland, Edinburgh – J.Gifford, C.McWilliam, D.Walker. • The Care and Conservation of Georgian Houses – Davey, Heath, Hodges, Ketchin, Milne. • The Making of Classical Edinburgh – A.J.Youngson. • RIAS Illustrated Architectural Guide – Charles McKean • James Craig 1744 – 1795 - editors Kitty Cruft and Andrew Fraser.

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