Item no
Report no
THE CITY OF EDINBURGH COUNCIL
Listed Building Consent Application 06/00916ILBC
at
392 Gorgie Road
Edinburgh
E H I I 2RN
Development Quality S ub-Commi ttee
of the Planning Committee
1
Purpose of report
To consider application 06/00916/LBC, submitted by The Bed Shed. The
application is for: New signage to main fascia area using existing
illumination, new hanging sign using existing illumination (in retrospect)
It is recommended that the Sub-committee issue a MIXED DECISION to partapprove 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 relates to Art Deco former cinema facade retention with
bowed corner by Chadwick, Watson Co. 1937. The building is constructed of
red brick with concrete band courses and is prominently located on the Gorgie
road junction.
This is a category C(s) listed building, listed on 11.09.1997, L.B ref 44618.
Site history
96/01476/FUL WDN 12.09.1996 Change of use from class 11 to class 5
(address amended)
1
96/02722/FUL GRA 26.03.1 997 Amend condition to allow hours of operation
between 7am to 6pm.
97/0141O/FUL GRA 30.06.1999 Demolish & erect 4 storey building, retail
ground floor & 3 floors of residential flatted units. (Variation 2)
02/02092/ADV GRA 22.07.2002 Change of external signage
03/03072/ADV GRA 15.10.2003 3 sets of individual letters and logos 1
projecting sign
Description of the Proposal
The retrospective proposal is for new signage to the three main fascia areas
of the buildings facade. The individual letter signage is 450mm in height and
50mm in depth and is constructed of shiny yellow acrylic with black vinyl
outline to face. A new hanging sign 60Ox600mm constructed of folded
aluminium has been mounted to the existing brackets. The existing trough
lighting has been repaired and re-sprayed to match existing.
3
Officer’s Assessment and Recommendations
DETERMINING ISSUES
The determining issues are:
-
Do the proposals preserve the building or its setting or any features of
special architectural or historic interest which it possesses? If they do not,
there is a presumption against the granting of consent;
-
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?
ASSESSMENT
To address the determining issues, the Committee needs to consider whether
the proposals have an adverse impact on the character of the listed building.
The replacement hanging sign and window signage are small scale and
unobtrusive on the listed building. The hanging sign and window signage do
not have an adverse effect on the character of the building and are deemed
acceptable.
2
The main contention with the proposals is the new fascia signage. The style
and size of the text make the signage appear too dominant and visually
obtrusive. The use of shiny acrylic lettering is an inappropriate and low quality
material for a listed building and is not be in-keeping with its character. The
proposal is not an improvement on what already exists and has an adverse
effect on the character of the listed building.
The existing blue trough lighting on the main facade has been fixed to the
building for a while but these are unauthorised and detract from the character
of the listed building and should also be removed.
Amendments were suggested to the agents to improve the proposals but
these have not been taken up.
In conclusion, the hanging sign and window signage are in-keeping with the
character of the listed building. However the individual letter signage is
obtrusive in colour, scale and form and is not in-keeping with fascia and
building context.
There are no other material planning considerations which outweigh this
conclusion .
It is recommended that the Committee approves the proposals for the hanging
sign and window signage and refuses and enforces the removal of the
unauthorised signage, for reasons relating to the adverse impact on the listed
building. Enforcement action is also required to remove the unauthorised blue
trough lighting on the facia panels.
3
Head of Planning and Strategy
Grainne Lennon on 0131 529 3543
Contact/tel
Ward affected ' 28
Local Plan
I
- Moat
South West Edinburgh
Housing and Compatible Uses
Statutory Development
Plan Provision
3 March 2006
Date registered
I
I
Drawing numbers/
Scheme
01-05
I Scheme 1
Advice to Committee Members and Ward Councillors
The full details of the application are available for viewing on the Planning and
Building Control Portal: www.edinburah.aov.uWplanninq.
If you require further information about this application you should contact the
following Principal Planner, Nancy Jamieson on 0131 529 3916. Email:
na ncy.ja mieson@ed inbu rgh .gov ,u k
If 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 Committee Services by 9.00a.m. on the Tuesday preceding the meeting on
extension 4229/4239. Alternatively, you may e-mail [email protected] or
sarah. boqunovic@edinburq h.aov.uk
4
Appendix A
*€DINBVRGH*
THE CITY OF E D I N B U R G H C O U N C I L
Application Type Listed Building Consent Application
Application Address: 392 Gorgie Road
Edinburgh
E H l l 2RN
Proposal: New signage to main fascia area using existing illumination, new
hanging sign using existing illumination (in retrospect)
Reference No: 06/00916/LBC
Consultations, Representations and Planning Policy
Consultations
No consultations undertaken.
Representations
No representations have been received.
Planning Policy
Housing and Compatible Uses as identified in the South West Edinburgh Local Plan.
Relevant Policies:
Policy E4 establishes that the retention and restoration of architectural and historic
character will be the overriding consideration in dealing with proposals for the
alteration or development of listed buildings. Alterations or development in the
surrounding area will not be permitted if likely to affect adversely the character of
such buildings.
Non-statutory guidelines 'ALTERATIONS TO LISTED BUILDINGS' provide general
guidance for assessing proposals for both internal and external alterations.
Non statutory Guidelines on Commercial Frontages supplement Local Plan Polices
by providing guidance on shop frontages, shop front security, adverts and signs and
blinds and canopies.
5
Appendix B
€DIN BVRGH
THE C I T Y OF E D I N B U R G H COUNCIL
Application Type Listed Building Consent Application
Ap pI icatio n Add ress : 392 Gorgie Road
Edinburgh
E H I I 2RN
Proposal: New signage to main fascia area using existing illumination, new
hanging sign using existing illumination (in retrospect)
Reference No: 06/00916ILBC
ConditionslReasons associated with the Recommendation
Recommendation
It is recommended that MIXED DECISION to part-approve and part-refuse this
application subject to the conditions and reasons detailed below.
1.
Approval
This consent relates to the hanging sign and is subject to the following conditions:
2.
The works hereby permitted shall be commenced no later than five years from
the date of this consent.
3.
In order to accord with the statutory requirements of the Town and Country
Planning (Scotland) Acts.
4.
RefusaI
This refusal relates to the individual letter signage. The reasons for refusal are as
follows:
5.
The proposal is contrary to South West Edinburgh Local Plan Policy E4 in
respect of listed buildings, as the proposals have an adverse affect on the
character of the listed building.
6.
The proposal is contrary to the Non-Statutory Guidelines in respect of
Commercial Frontages, as the proposals form, scale and use of materials do
not respect the character of the listed building.
7.
The proposal is contrary to Non Statutory Guidelines in respect of Alterations
to Listed Buildings, as the proposals have an adverse affect on the
architectural integrity of the listed building
End
6
Appendix C
*€DINBVRGH*
THE CITY O F E D I N B U R G H C O U N C I L
Application Type Listed Building Consent Application
Proposal: New signage to main fascia area using existing illumination,
new hanging sign using existing illumination (in retrospect)
Reference No: 06/00916/LBC
Location Plan
Reproduction from the Ordnance Survey mapping with permission of the Controller of Her Majesty’s Stationery Office 0 Crown Copyright.
Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Licence Number 100023420 The
City of Edinburgh Council 2005.
7