DECISION NOTICE AND REPORT OF HANDLING Application address - 45 Oxgangs Brae Edinburgh EH13 9LU Application Ref. No - 19/02353/FUL Review Ref No - 19/00116/REVREF Review Lodged Date 13.08.2019 Mr Gary Strang. 45 Oxgangs Brae Edinburgh EH13 9LU Date: 17 July 2019, Your ref: TOWN AND COUNTRY PLANNING (SCOTLAND) ACTS DEVELOPMENT MANAGEMENT PROCEDURE (SCOTLAND) REGULATIONS 2013 Change use from open space / amenity land to garden use. At 45 Oxgangs Brae Edinburgh EH13 9LU Application No: 19/02353/FUL DECISION NOTICE With reference to your application for Planning Permission registered on 22 May 2019, this has been decided by Local Delegated Decision. The Council in exercise of its powers under the Town and Country Planning (Scotland) Acts and regulations, now determines the application as Refused in accordance with the particulars given in the application. Any condition(s) attached to this consent, with reasons for imposing them, or reasons for refusal, are shown below; Conditions:- Reasons:- 1. The proposal is contrary to LDP policy ENV 18 as it involves the loss of public open space to the detriment of the character and quality of the surrounding area. Please see the guidance notes on our decision page for further information, including how to appeal or review your decision. Drawings 01, represent the determined scheme. Full details of the application can be found on the Planning and Building Standards Online Services The reason why the Council made this decision is as follows: The proposed change of use would have an adverse impact on the quality of the residential area. The Oxgangs area is characterised by areas of public open space which contribute to a sense of openness. The proposal would detract from this because it would diminish the supply of public open space in the area. This determination does not carry with it any necessary consent or approval for the proposed development under other statutory enactments. Should you have a specific enquiry regarding this decision please contact Alexander Calderwood directly on 0131 469 3824. David R. Leslie Chief Planning Officer PLACE The City of Edinburgh Council NOTES 1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under section 43A of the Town and Country Planning (Scotland) Act 1997 within three months beginning with the date of this notice. The Notice of Review can be made online at www.eplanning.scot or forms can be downloaded from that website. Paper forms should be addressed to the City of Edinburgh Planning Local Review Body, G.2, Waverley Court, 4 East Market Street, Edinburgh, EH8 8BG. For enquiries about the Local Review Body, please email [email protected]. 2. If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the owner of the land's interest in the land accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997. Report of Handling Application for Planning Permission 19/02353/FUL At 45 Oxgangs Brae, Edinburgh, EH13 9LU Change use from open space / amenity land to garden use. Item Local Delegated Decision Application number 19/02353/FUL Wards B08 - Colinton/Fairmilehead Summary The proposed change of use would have an adverse impact on the quality of the residential area. The Oxgangs area is characterised by areas of public open space which contribute to a sense of openness. The proposal would detract from this because it would diminish the supply of public open space in the area. Links Policies and guidance for LDPP, LEN18, NSG, NSHOU, this application Report of handling Recommendations 1.1 It is recommended that this application be Refused for the reasons below.. Background 2.1 Site description This application relates to a site which is directly to the rear of 45 Oxgangs Brae and its associated garden ground. The site is currently utilised as public open space. Oxgangs Medway lies to the north west of the site and Caiystane Gardens to the south east. 2.2 Site History 19/01629/CLP - This application sought a certificate of lawfulness for the change of use of the land from open space/amenity land to garden ground use. It was refused on the basis that the incoporation of public open space land into private residential garden use is a material change in the use of the land and that a planning application would be required. Main report 3.1 Description Of The Proposal This application seeks full planning permission for the change of use of an area of land from open space to amenity land for garden use. The applicant at No.45 Oxgangs Brae seeks to increase the size of their rear garden area through this proposal. 3.2 Determining Issues Section 25 of the Town and Country Planning (Scotland) Act 1997 states - Where, in making any determination under the planning Acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise. Do the proposals comply with the development plan? If the proposals do comply with the development plan, are there any compelling reasons for not approving them? If the proposals do not comply with the development plan, are there any compelling reasons for approving them? 3.3 Assessment To address these determining issues, it needs to be considered whether: a) whether the change of use will have an adverse impact on the quality and character of the surrounding area. b) Public comments have been addressed. a) Impact of proposal 'Policy Env 18' states that proposals involving the loss of open space will not be permitted unless it is demonstrated that there will be no significant impact on the quality or character of the local environment. It also states that it will not be permitted unless the open space is a small part of a larger area of limited amenity or leisure value and there is significant over-provision of open space serving the immediate area. The Oxgangs area is characterised by residential development with areas of public open space to either the front, rear or side. These areas create a sense of openness and in turn contribute to the quality and character of the local environment. To allow such land to be used for garden will detract from this. There is not an over-provision of open space serving the immediate area because each area of open space is generally proportionate to the number of dwellings it is associated with. Therefore the proposal does not comply with Policy Env 18. b) Public Comments Non-material comments - How the area of land will look and be used (all that is being considered under this application is the suitability of the change of use of the land). It is recommended that this application be Refused for the reasons below. 3.4 Conditions/reasons/informatives Risk, Policy, compliance and governance impact 4.1 Provided planning applications are determined in accordance with statutory legislation, the level of risk is low. Equalities impact 5.1 The equalities impact has been assessed as follows: The application has been assessed and has no impact in terms of equalities or human rights. Consultation and engagement 6.1 Pre-Application Process Pre-application discussions took place on this application. 6.2 Publicity summary of representations and Community Council comments One letter of representation has been received from 1 member of the public; this is summarised and addressed in the Assessment Section of this Report. Background reading / external references To view details of the application go to Planning and Building Standards online services David R. Leslie Statutory Development Plan Provision Located within the urban area as defined by the Edinburgh Local Development Plan 2016. Date registered 22 May 2019 Drawing numbers/Scheme 01 Scheme 1 Acting Head of Planning and Building Standards Contact: Alexander Calderwood, Planning Officer E-mail:[email protected] Tel:0131 469 3824 Links - Policies Relevant Policies: Relevant policies of the Local Development Plan. LDP Policy Env 18 (Open Space Protection) sets criteria for assessing the loss of open space. Relevant Non-Statutory Guidelines Non-statutory guidelines 'GUIDANCE FOR HOUSEHOLDERS' provides guidance for proposals to alter or extend houses or flats. Appendix 1 Consultations No consultations undertaken. END Comments for Planning Application 19/02353/FUL Application Summary Application Number: 19/02353/FUL Address: 45 Oxgangs Brae Edinburgh EH13 9LU Proposal: Change use from open space / amenity land to garden use. Case Officer: Alexander Calderwood Customer Details Name: Dr David Crooks Address: 4 Oxgangs Medway Edinburgh Comment Details Commenter Type: Neighbour Stance: Customer made comments neither objecting to or supporting the Planning Application Comment Reasons: - Councillor's Reference Comment:Hello, Thanks for the notification. With reference to impact on the, 'appearance of the area,' can more information be provided on what is planned for the extension? Will the outer face of the extension be a garden fence, bushes or the wall of a garage? Thanks, David Business Centre G.2 Waverley Court 4 East Market Street Edinburgh EH8 8BG Tel: 0131 529 3550 Fax: 0131 529 6206 Email: [email protected] Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid.