Planning Appeal Case File


? When listed building consent is refused by a local planning authority in Scotland, the


applicant may appeal to the Scottish Ministers. A Reporter is appointed by the Directorate for Planning and Environmental Appeals (DPEA) to determine the case.


Appeal against refusal to grant listed building consent (LBC) to form a new entrance screen within the large hall area of the existing dwelling at 98 Dundas Street, Edinburgh, EH3 6RQ 19/02982/LBC


Section 14(2) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1967 requires that special regard is given to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. As the appeal site lies within the Edinburgh New Town Conservation Area, there is also a requirement to pay special attention to the desirability of preserving or enhancing the character or appearance of the conservation area.


The appeal premises comprise a ground floor flat at the northern end of a 4 storey tenement building, listed at category B and category A for the group. Although access to the property is on the ground floor, the slope of the road down to the north means that the door is accessed by a short flight of steps up and back from the pavement. Whilst the listing summarises the external architectural features of interest, it does not specify any relevant internal features of special architectural or historic interest.


The Council referred to Edinburgh Local Development Plan policy ENV4 in its reason for refusal. Policy ENV4 allows alterations which are justified, which do not unnecessarily damage the historic structure or diminish its


134 Listed Heritage Magazine January/February 2020


interest, and where additions are in keeping with other parts of the building. As this is an appeal against refusal of listed building consent, not planning permission, development plan policies do not have the status afforded to them by section 25 of the Town and Country Planning (Scotland) Act 1997 (as amended). Nevertheless, the policy was deemed to be a relevant consideration. Consideration was also given to the council’s Guidance on Listed Building and Conservation Areas (March 2018) and Historic Environment Scotland’s (HES’s) guidance note on Managing Change in the Historic Environment: Interiors (2016),


both of which advise that subdivision of spaces should normally be avoided.


The reporter considered the key features of the listed building relevant to the appeal to be the open lobby and the Doric columns within it. The proposed screen would be positioned across the lobby, splitting up the space between the door and the main hallway. Glazed panels, however, would constitute a significant proportion of the proposed screen, contributing to the open feel of the lobby and hallway, while still meeting the stated requirements of the appellant in terms of


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