INB RGH + Itemno I. Planning Permission 11/03574/FUL at 9A Restalrig Drive Edinburgh EH76JX

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1 INB RGH + Itemno I Report no THE CITY OF EDINBURGH COUNCIL Planning Permission 11/03574/FUL at 9A Restalrig Drive Edinburgh EH76JX Development Management Sub-Committee of the Planning Committee 1 Purpose of report To consider application 11/03574/FUL, submitted by G Camp bell. The application is for: Change of use from social club to non-residential institution (class 10). It is recommended that this application be GRANTED. 2 The Site and the Proposal Site description The application site comprises a hipped roofed, two storey, red reconstituted stone block faced building, formerly used by the Post Office as a social club, located on the northern side of Restalrig Drive, set between its junctions with Restalrig Road South, to the west, and St Triduana's Rest, to the east. The building has a continuous line of windows and spandrel panels at the eaves level under a standing seam metal roof. There is a line of ground floor windows on the southern elevation, facing onto Restalrig Drive with the main entrance located to the eastern side, under a cantilered canopy and fire exit doors to the west.

2 The building (504 square metres footprint) is centrally and very tightly located within the overall site (704 square metres) with little other land associated with the building. The whole site is confined behind a 2.0 metre high metal palisade security fence. The existing premises have no associated off-street car parking facilities. The surrounding area is primarily residential in character with a Primary School to the north-west and a dance studio at No 40 to the south-east of the site. The residential properties are two-storey to the west, with four-storey flatted properties to the north, east and south all with private or dedicated parking areas and spaces. Restalrig Road is a public road measuring 15.3 metres in width with an 11 metre carriageway and no parking restrictions in place in the vicinity of the site. Site History 29 November Planning permission was granted for the demolition of the existing social club and its replacement elsewhere on the site and the erection of new four-storey, flatled housing (a total of 48 units) and associated car parking (Ref 06/04738/FUL). 14 February Non-material variation to the roof pitch, roof tiles and external wall finishes of the replacement social club (Ref 06/04738NARY). Pre-Application Process The proposal was the subject of pre-application discussions. Description Of The Proposal The application is for a material change of use of the existing building from a social club (sui-generis use) to a religious meeting hall and religious education, language classes and occasional religious conferences (class 10). The proposal makes no alterations to the exterior of the building and only minor changes to the interior, which do not require planning permission. 2

3 3. Officer's Assessment and Recommendation Determining Issues 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? ASSESSMENT To address these determining issues, the Committee needs to consider whether: (a) (b) (c) the principle of a non residential institutional use (for, or in connection with, public worship or religious instruction, or the social or recreational activities of a religious body) is acceptable in this location; there are any implications for road safety; and there will be any loss of residential amenity as a result of the proposals. a) The site is located within a predominantly residential area where policy Hou 8 seeks to resist inappropriate uses within residential areas that would have a materially detrimental effect on the living conditions of nearby residents. This proposal seeks to change the use of the existing social club facility to form a place for religious worship and instruction. Given the existing use the proposal represents an improvement on the potential impact on existing residential amenity for those properties closest to the site in terms of the frequency, duration and disturbance resulting from the proposed use. The proposal therefore represents an acceptable use for the site. b) Transport has raised no objections to the proposed change of use with regard to its potential impact on matters of road safety. When the site was developed in 2008, the existing social club building was rebuilt to the south west corner of the site with a 48 flatted properties building to the north and east taking access of St Triduana's Rest. As the social club had no associated off-street parking none was provided for the relocated building. 3

4 A number of representations have been made concerning the potential loss of on-street parking spaces for local residents at those times when the building will be in use. Those concerns do not relate to road safety issues but to a degree of inconvenience to those presently using those on-street spaces. Transport has identified that the parking standards required for the proposed use would be a minimum of 10 and maximum of 30 parking spaces. This is less than that which would be required for the existing social club use. Accordingly, there is no requirement for any additional off-street car parking spaces for the proposed use and the proposed use. c) Environmental Assessment has requested the imposition of a condition in order to ensure that the premises can operate without any adverse impact on the residential amenity of neighbouring properties. The proposed condition is deemed to be unnecessary in order to make this application acceptable, given the existing lawful and uncontrolled planning use of the premises. Accordingly, the proposed change of use would not result in a detrimental increase in the levels of amenity presently enjoyed by the occupants of the neighbouring properties. In conclusion, the proposals comply with the development plan and the relevant non-statutory guidelines and would not prejudice residential amenity or road safety. There are no material considerations which outweigh this conclusion. It is recommended that the Committee approves this application. REASON FOR DECISION The proposals comply with the development plan and non-statutory guidelines and have no adverse effect upon road safety or neighbouring amenity. 4

5 i Contact/tel I John Maciver on , John Bury Head of Planning --::---==---,--: ~c:---:--~---,,-_:_: _Ward-:cc-a~ff::_e-c-te-d-----'-I-A craigentinn_y_'_d_u_dd_i_ng_s_t_o_n --'--- i Local Plan I Edinburgh City Local Plan j --~ ;! Statutory! Urban Area I Development Plan > Prpvi_s_io-::n -t-. Date registered I 7 November 2011 I i I Drawing numbersl I I Scheme l-_ Scheme 1 ~_'_" ~ _ -.---~ , I Advice to Committee Members and Ward Councillors The full details of the application are available for viewing on the Planning and Building Control Portal: If you require further information about this application you should contact the following Principal Planner, Paul Devaney on If this application is not identified on the agenda for presentation and you wish to request one at the Committee meeting, you must contact Committee Services by 9.00a.m. on the Tuesday preceding the meeting. Contact details can be found in the Committee agenda papers. 5

6 Appendix A Application Type Application Address: Planning Permission 9A Restalrig Drive Edinburgh EH? 6JX EDINBVRGH THE CITY Of EDINBURGH COUNCil CITY DEVELOPMENT Proposal: Reference No: Change of use from social club to non-residential institution (class 10). 11/035?4/FUL Consultations, Representations and Planning Policy Consultations Services for Communities (Environmental Assessment) Support a change of use away from the post office social club as there have been considerable noise issues with those premises (most likely due to the poor sound insulation associated with the old building). Subject to the following conditions: 1. Ensuring inaudibility for amplified vocals for this new use. Whilst the new premises are able to be a good neighbour, compared with the social club, there will still be amplified talks proposed and there is a stage included within the application (these could impact upon residential amenity by way of noise. Transport Has no objection to the proposed application. Note: 1. The previous application for housing and re-location of social club (Ref /FUL) transport recommended that parking provision for the social club should be considered. However the social club was approved and built with no parking provision; 2. The proposed applicant has indicated a congregation of between The Council's current parking standards indicate that a minimum of 10 and maximum of 30 parking spaces should be provided for the proposed application. The application does not propose to provide any parking; 6

7 3. The Council is not aware of any current particular parking issues around the former Post Office Club, except at school drop off and pick up times; 4. On the road adjacent to this site there is space from approximately 10 vehicles and just to the East the junction St Triduana's Rest/Drive there is space for another 10 vehicles; 5. Full attendance at the proposed church (anticipated congregation) may raise some parking issues in the vicinity. Representations The application was advertised on 18 November 2011 and attracted 33 letters of representation from 30 neighbouring addresses objecting to the proposal. The material points of objection/concern are: a. Transport issues, taken account of in assessment (b): - parking problems within the surrounding streets. Other points raised are not material. Full copies of the representations made in respect of this application are available in Group Rooms or can be requested for viewing at the Main Reception, City Chambers, High Street. Planning Policy Edinburgh City Local Plan - Urban Area. Relevant Policies: Relevant policies of the Edinburgh City Local Plan. Policy Hou 8 (Inappropriate Uses in Residential Areas) establishes a presumption against development which would have an unacceptable effect on the living conditions of nearby residents. Policy Tra 4 (Private Car Parking) requires private car parking provision to comply with the parking levels set out in supplementary planning guidance, and sets criteria for assessing lower provision. Relevant Non-Statutory Guidelines Non-statutory guidelines on 'PARKING STANDARDS' set the requirements for parking provision in developments. 7

8 Appendix B Application Type Application Address: Planning Permission 9A Restalrig Drive Edinburgh EH76JX EDINBVRGH THE CITY OF EDINBURGH COUNCIL CITY DEVELOPMENT Proposal: Reference No: Change of use from social club to non-residential institution (class 10). 11/03574/FUL Conditions/Reasons associated with the Recommendation Recommendation It is recommended that this application be GRANTED INFORMATIVES It should be noted that: 1. The development hereby permitted shall be commenced no later than the expiration of three years from the date of this consent. 2. No development shall take place on the site until a 'Notice of Initiation of Development' has been submitted to the Council stating the intended date on which the development is to commence. Failure to do so constitutes a breach of planning control, under Section 123(1) of the Town and Country Planning (Scotland) Act For the duration of development, between the commencement of development on the site until its completion, a notice shall be: displayed in a prominent place at or in the vicinity of the site of the development; readily visible to the public; and printed on durable material. 4. As soon as practicable upon the completion of the development of the site, as authorised in the associated grant of permission, a 'Notice of Completion of Development' must be given, in writing to the Council. End 8

9 Appendix C Application Type Planning Permission EDINBVRGH THE CITY OF EDINBURGH COUNCIL CITY DEVELOPMENT Proposal: Change of use from social club to non-residential institution (class 10). Reference No: 11/03574/FUL Location Plan Reproduction from the Ordnance Survey mapping with permission of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Licence Number The City of Edinburgh Council

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