No colour scheme has been specified for the painting of the hardwood.

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1 Steve Rogers Head of Planning & Regulatory Services Kirkbank, English Street, Dumfries, DG1 2HS Telephone (01387) Fax (01387) Planning Applications Committee Report ALTERATIONS TO SHOP FRONT AT 47 ENGLISH STREET, DUMFRIES Application Type: [A] Listed Building Consent [B] Full Planning Permission Applicant: Hocine Bendahmane Ref. No.: [A] 14/P/3/0424 Ref. No.: [B] 14/P/3/0469 Recommendation - [A] Approve with Conditions [B] Approve with Conditions Ward - Nith Hierarchy Type (if applicable) - [A] N/A [B] Local Case Officer - David Cartmell 1 BACKGROUND 1.1 Under the Scheme of Delegation, this application requires to be considered by the Planning Applications Committee as a statutory consultee (Loreburn Community Council) has objected to the application and officers are recommending approval. 1.2 The application site comprises a vacant ground floor shop unit (formerly a hot food takeaway) on the north side of English Street. The existing frontage is currently boarded up but the submitted plans show front and side double glazed windows in a white upvc surround and a recessed white upvc panelled door, with double glazing to the top section, and fanlight above. The sandstone stallriser return within the entrance has eroded and has been replaced with blockwork. Within the immediate vicinity, there are a range of ground floor uses, including a hot food takeaway adjoining to the east, a restaurant with takeaway facility adjoining to the west and a public house and furniture shop immediately opposite. To the rear, the site backs onto Dobie's Wynd. The building within which the application site is situated has three storeys with the first and second floors above, being in residential use. This is typical of most of the upper storeys of buildings on this part of English Street. The building (comprising 47, 49, 51 and 53 English Street) is Category B Listed and also

2 lies within the Dumfries Conservation Area and in an Archaeologically Sensitive Zone. There are also B listed buildings on the opposite side of English Street from No The proposal is to: replace (1) the existing upvc shopfront with 2 panes of vertically divided glass (separated by a hardwood mullion) and a side window, all set in moulded hardwood frames; (2) the existing upvc panelled door with a hardwood Georgian style door with mouldings and double glazing; and (3) the pilasters to match the existing shopfront. form an opening fanlight, and a hardwood panel above, with mouldings painted to match the door No colour scheme has been specified for the painting of the hardwood. 1.4 A report prepared by the Dumfries Town Centre Regeneration Officer recognises that, subject to specified essential works being carried out, the shopfront is an excellent candidate for grant aided improvement under the Council`s Shopfront Improvement Scheme. Planning History 1.5 Planning Permission and Listed Building Consent were granted for alterations and change of use of shop to hot food takeaway under references 09/P/3/101 and 09/P/3/ Planning Permission and Listed Building Consent were granted for erection of single storey rear extension under references 13/P/3/371 and 13/P/3/ An application for Listed Building Consent for alterations to the shopfront (13/P/3/549) was withdrawn. 2 CONSULTATIONS 2.1 Loreburn Community Council object for the following reasons: This is a deteriorated, but largely unaltered, Victorian shop front in the heart of the Conservation Area. The present shop front contains quite a bit of the Victorian detail, including the mechanism for the canopy. It is their view that the application needs to be adjusted to include the retention of this detail and the restoration of the existing. The proposed door to the shop is wrong in detail and it would cost no more to replace the upvc door with a door that has the correct detail. LCC would welcome changes to the application that would afford the restoration and retention of the existing detail and providing a new detail that is correct. Consider the proposal as it stands to be detrimental to the setting of a listed building within the Conservation Area. 3 REPRESENTATIONS 3.1 No representations have been received. 4 REPORT Relevant development plan policies:-

3 Dumfries and Galloway Local Development Plan OP1 - Development Considerations OP2 - Design Quality of New Development HE1 - Listed Buildings HE2 - Conservation Areas HE4 - Archaeologically Sensitive Area The following documents are material considerations:- Scottish Planning Policy Historic Scotland's Scottish Historic Environment Policy (SHEP) Historic Scotland's Managing Change in the Historic Environment Guidance Notes Council's Caring for the Built Environment Dumfries Conservation Area Character Appraisal (2014) 4.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that:- Where, in making any determination under the planning Acts, regard is to be had to the development plan, the determination is, unless material considerations indicate otherwise, to be made in accordance with that plan. 4.2 Section 59(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of Listed Buildings and their setting and any factors of architectural or historic interest which it possesses. 4.3 The key issues relating to this proposal are:- whether the proposed development respects the appearance, character and architectural features of the listed building; whether the proposed development preserves or enhances the character and appearance of the Conservation Area; Archaeology. Impact on the listed building 4.4 The listed building description refers to a 3 storey corner tenement with shops at ground level ( 2 with pilastered shop fronts ) built circa The existing shopfront has been almost entirely enclosed with boarding but comprises glazing in a upvc frame and a upvc part glazed door. The pilasters are in a poor state of repair and the original painted sandstone stallriser return in the entrance bay has been replaced by blockwork. 4.5 Advice was sought from Historic Scotland on the initial proposals and their recommendations have been incorporated in the revised proposals which are as follows: removal of the upvc framed shop window and door; the opening to be filled with two panes of vertically divided toughened glazing framed in hardwood with mouldings, and a partly glazed Georgian style door, above which is an opening fanlight and a hardwood panel with mouldings painted to match the door; & replacement pilasters of a similar design. 4.6 The proposed works are considered to be appropriate in as they respect, and will

4 contribute to restoring, the traditional features and character of the B listed building. No colour has been specified for the hardwood which it is considered should be painted to match the shopfront front surround, including the timber fascia console brackets, pilasters and stone bases of the pilasters, all of which should be repainted to an agreed colour and specification. It is also considered that: the proposed alterations should also include the reinstatement of the stallriser return in the entrance recess details including sections of the proposed door and the replacement pilasters, and any proposed change to the floor covering in the entrance, should be submitted prior to commencement of the works Appropriate conditions requiring submission of these details are recommended. Impact of proposed development on character of the Conservation Area 4.7 The Dumfries Conservation Area Appraisal recognises that English Street: is densely developed with buildings to the back of footways and has, for the most part, only seen relatively minor intervention; is lined by a mix of buildings, now mainly 19 th Century in character and of various degrees of architectural merit; lies on an important route into the centre (connecting the leisure centre, Council Offices and cinema with the town centre) and therefore merits special attention to improve and upgrade its buildings and streetscape. 4.8 The Appraisal recognises the key positive aspect of English Street as the interesting intimate streetscape punctuated by key architecturally important buildings. 4.9 The proposed alterations include essential works considered necessary to qualify for grant aid under the Council`s Shopfront Improvement Scheme. It is considered that the proposed works would support this scheme and would enhance the character and appearance of the Dumfries Conservation Area. Archaeology 4.10 With regard to the need to safeguard the character and archaeological interest of the Archaeologically Sensitive Area, no excavation works are proposed. Other Considerations 4.11 It is considered that concerns raised by Loreburn Community Council have been addressed in the amended proposals with the exception of their request to include restoration of the mechanism for the canopy. While it is agreed that this would have resulted in the restoration of a traditional feature, and thereby further enhance the character of the listed building, applications for planning permission and listed building consent have to be assessed on the merits of the details submitted. Loreburn Community Council was given an opportunity to comment on the amended proposals but no further representations were received before the agenda deadline for this meeting Under the Listed Buildings and Conservation Areas ( Removal of Duty to Notify) (Scotland) Direction 2010, there is no requirement to notify Historic Scotland prior to determining this application.

5 Conclusion 4.13 The proposal is considered to be compliant with the provisions of the stated Development Plan Policies and as there are no material considerations which override the presumption in favour of a determination in accordance with that the terms of the development plan, it is recommended that this proposal be approved subject to conditions listed below. 5 RECOMMENDATION 5.1 Approve [A], subject to the following conditions:- 1. That no works in respect of this Listed Building Consent shall take place unless sections through the proposed door and the replacement pilasters, together with details of any proposed change to the floor covering in the entrance, have been submitted to and approved in writing by the planning authority. Thereafter, the works shall be completed in full accordance with the approved details. 2. That no works in respect of this Listed Building Consent shall take place unless details of the proposed colour scheme and specification for the painting of the proposed hardwood timber windows and door (including the fanlight and panel above),the shopfront surround (including the timber fascia console brackets, pilasters and stone bases of the pilasters) have been submitted to and approved in writing by the planning authority. Thereafter, the said painting scheme shall be completed in full accordance with the approved details. 3. That the stallriser below the side window shall be reinstated in materials to match the front stallriser. 5.2 Approve [B], subject to the following conditions:- 1. That no development in respect of this planning permission shall take place unless sections through the proposed door and the replacement pilasters, together with details of any proposed change to the floor covering in the entrance, have been submitted to and approved in writing by the planning authority. Thereafter, the development shall be completed in full accordance with the approved details. 2. That no development in respect of this planning permission shall take place unless details of the proposed colour scheme and specification for the painting scheme for the proposed hardwood timber windows and door (including the fanlight and panel above),the shopfront surround (including the timber fascia console brackets, pilasters and stone bases of the pilasters) have been submitted to and approved in writing by the planning authority. Thereafter, the said painting scheme shall be completed in full accordance with the approved details.

6 3. That the stallriser below the side window shall be reinstated in materials to match the front stallriser. Relevant Drawing Numbers: Drawing No 01 ( Received 8 September 2014 ) Drawing No 02 ( Received 8 September 2014 ) Frame Sections ( Received 8 September 2014 ) Drawing No 03 ( Received 23 December 2014 ) Drawing No 02B ( Received 6 January 2015 ) NB - All relevant drawings, and any relevant associated correspondence / reports, are available on the Council s eplanning website (