To consider application 04/04020/ADV, submitted by The Royal Bank Of Scotland. The application is for: Fly two branded flags (one in retrospect)

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1 DNBVRGH. THE CTY OF EDNBURGH COUNCL ltemno 34, Report no Advert Ap p i ca t i o n 04/0402O/ADV at St Andrew Square Edinburgh EH2 2AD Development Quality Sub-Committee of the Planning Committee Purpose of report To consider application 04/04020/ADV, submitted by The Royal Bank Of Scotland. The application is for: Fly two branded flags (one in retrospect) t is recommend that the Sub-committee issue a MXED DECSON decision to part-approve and part-refuse this application subject to the conditions and reasons detailed in Appendix B. 2 The Site and the Proposal Site description The application properties are two category A listed (New Town Ward) buildings occupied by the Royal Bank of Scotland on the east side of St Andrew Square. The buildings are situated within the New Town Conservation Area and World Heritage Site. No. 36 is a three storey cream sandstone constructed Palladian style former villa by William Chambers, dating from 1771, with later alterations including a substantial extension to the rear. The building has a landscaped forecourt with a circular driveway enclosed by wrought iron railings. No. 42 is four storey palazzo style cream sandstone constructed building with a top-lit circular atrium by Leslie Graham Thomson, dating from

2 Site history February consent granted to apply signage to the front and rear entrances at 42 St Andrew Square (01/04256/LBC). 8 September complaint received from the Ward Councillor regarding an unauthorised company flag at 42 St Andrew Square. Related Planning History March consent refused to display a company flag on an existing flagpole at 24 Castle Street (04/00406/ADV). 4 October appeal dismissed in respect of the above. Description of the Proposal The application is for the erection of two flags on existing rooftop flagpoles at each address. The flag at no. 42 is already being flown. Each flag is horizontally aligned and bears the company logo, comprising a stylised Saltire with the letters "RBS" alongside, with the full name of the company below. The background of each flag is navy blue and the logo and lettering is in white. The flag at no. 42 measures 3660mm by 1830mm and the flag to be flown at no, 36 measures 2740mm by 1370mm. Officer's Assessment and Recommendations Determining ssues The determining issues are: - do the proposals harm the character or appearance of the conservation area? f they do, there is a strong presumption against the granting of permission; do the proposals preserve the building or its setting or any features of special architectural or historic interest which it possesses? f they do not, there is a presumption against the granting of permission. For the purposes of this issue, "preserve", in relation to a building, means preserve it either in its existing state or subject only to such alterations or extensions as can be carried out without serious detriment to its character; do the proposals comply with the development plan? if the proposals do comply with the development plan, are there are 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 Assessment To address the determining issues, the Committee needs to consider: a) whether the proposals have an adverse impact on the character or appearance of the conservation area, or the listed building; b) whether the proposals are detrimental to public safety. a) The character of the New Town Conservation Area is described in the Central Edinburgh Local Plan as follows:!a planned urban concept of European significance, the New Town has an overriding character of Georgian formality. The First New Town, built to James Craig s plan, has experienced significant redevelopment, while the Second, Third and Fourth New Towns, which were laid out on estates to the north, east and west retain most of their original buildings. Stone built terrace houses and tenements, built to the highest standards, overlook communal private gardens; to the rear are lanes with mews buildings, many of which are now in housing use. The importance of the area therefore lies in the formal plan layout of buildings, streets, mews and gardens and in the quality of the buildings themselves. Many of the New Town s buildings are listed category A of national importance and the area contains some of the city s finest interiors. St Andrew Square is characterised by predominantly large-scale commercial buildings of individual style and varying age from classical style symmetrical compositions to Brutalist concrete structures. The majority of buildings have roof mounted flagpoles flying national flags. No 42 is typical of this pattern and was constructed as a bank. The relevant DQ Handbook guidelines support the flying of national, heraldic, festive or institutional flags on listed buildings and within conservation areas. The proposed flags breach the non-statutory guidelines as the flags bear the name of the company below the logo. However, an exception to the guidelines is considered acceptable for the flag flying at 42 St Andrew Square, as the scale of the letters spelling the company name is sufficiently small to be illegible at the top of the existing flagpole. The latter is 7315mm high and mounted on the roof of a generously proportioned four storey building of commercial appearance. This case suggests that the DQ Handbook guidelines should be reviewed, as certain commercial flags on large scale non-domestic buildings may be acceptable. n contrast, 36 St Andrew Square is a domestic scale building which was constructed as a dwelling and forms part of the original fabric of the First New Town. An exception to the guidelines is not considered appropriate in this case as the proposed commercial flag detracts from the historic and architectural integrity of the building.

4 ~ Local ~ b) There are no public safety issues as the proposed flags are small scale, high level and not significantly distinct from the existing flags in the square. The flag flying at 42 St Andrew Square complies with the development plan and has no adverse effect on the character or appearance of the conservation area or listed building, and has no detrimental impact on public safety. While this flag is contrary to the non-statutory guidelines, the level of departure is not significant to merit refusal of advertisement consent for the reasons stated above. The proposed flag at 36 St Andrew Square does not comply with the development plan and adversely affects the character of the listed building. There are no other material planning considerations which outweigh this conclusion, t is recommended that the Committee approves the flag flying at 42 St Andrew Square, subject to the conditions stated. t is also recommended that the Committee refuses the proposed flag at 36 St Andrew Square for the reasons stated. Alan Henderson Head of Planning and Strategy,, ~ Ward affected "l".." l.,_..._.l_.,.ll "" " ~... Plan Statutory Plan Provision Contactltel 1 Clare Macdonald on New Town Central Edinburgh "... "..., -

5 Advice to Committee Members and Ward Councillors The full details of the application are available for viewing on the Planning and Building Control Portal : f you require further information about this application you should contact the following Principal Planner, Nancy Jamieson on na ncy. ja m ieso n@ed in bu rg h. gov. u k. f this application is not identified on the agenda for presentation, and you wish to request a presentation of this application at the Committee meeting, you must contact the Co-ordinator, Ken Scott, by 12 noon on the Monday preceding the meeting. Ken can be contacted on ken.scottc0edinbursh.gov.u k.

6 Appendix A Application Type Advert Application Application Address: St Andrew Square Edinburgh EH2 2AD Proposal: Fly two branded flags (one in retrospect) Reference No: 04/04020/ADV D N BVRGH THE CTY OF EDNBURGH COUNCL Consultations, Representations and Planning Policy Consultations No consultations undertaken. Representations No representations have been received. Planning Policy The site is located within the Central Edinburgh Local Plan, in the Office Core. Relevant Policies: Policy CD2 (LSTED BULDNGS) sets out criteria for assessing proposals affecting listed buildings and seeks to safeguard their character and setting. Policy CD5 (CONSERVATON AREAS - REDEVELOPMENT) sets out the criteria against which new development in conservation areas will be assessed, and seeks to preserve or enhance their character and appearance. Policy CD25 (ADVERTSNG) imposes restrictions on advertising on commercial buildings other than shopfronts and states that high level advertising will not be permitted. Non-statutory guidelines 'ADVERTSEMENTS AND SGNS' set criteria for assessing such proposals. Non-statutory guidelines 'FLAGPOLES, FLAGS AND BANNERS' supplement local plan conservation and design policies, providing guidance on the location of such features.

7 Application Type Advert Application Application Address: St Andrew Square Edinburgh EH2 2AD Proposal: Fly two branded flags (one in retrospect) Reference No: 04/04020/ADV ConditionslReasons associated with the Recommendation Recommendation Appendix B * DNBVRGH* THE CTY OF EDNBURGH COUNCL To recommend that the Sub-committee issue a Mixed decision to part-approve and part-refuse this application subject to the conditions and reasons detailed below; Conditions of Approval 1. Consent is granted for a period of five years from the date of consent. 2. This consent relates to 42 St Andrew Square. Reasons supporting Conditions of Approval 1. n order to accord with the statutory requirements of the Town and Country Planning (Scotland) Acts. Reasons for Refusal. This refusal relates to 36 St Andrew Square. 2. The proposal is contrary to Central Edinburgh Local Plan Policy CD2, in respect of Listed Buildings, as the proposed flag at 36 St Andrew Square adversely affects the character of the listed building. 3. The proposal is contrary to Non Statutory Guidelines in respect of Flagpoles, Flags and Banners, as the proposed flag at 36 St Andrew Square does not acceptably relate to the building's scale, proportions and detailing. End

8 Application Type Advert Application Reference No: 04/04020/ADV Location Plan Proposal: Fly two branded flags (one in retrospect) Appendix C DN BVRG H THE CTY OF EDNBURGH COUNCL