Peebles Civic Society – Planning Responses April 2013
PA13/00216/LBCNN & 13/00217FUL – Mr Paul Gunn
Demolition of existing and erection of replacement wall and railings and installation of 8 No. photovoltaic panels
5 Damdale Peebles
1. We object to the installation of photovoltaic panels on the front elevation of the garage.
2. This is a listed building and the proposed installation will materially detract from the appearance of the combined frontage of the house and garage.
3. We have no objection to the demolition of the existing wall and replacement by a wall and railings.
PA13//00364/LBCNN & 13/00368/FUL – David Hinks
Installation of air conditioning unit.
Cocoa Black 1-2 Cuddy Bridge Peebles
This is a prominent Listed Building The application documents show the position of the external equipment on plan, but not on elevation. It is important that it is mounted in a position where it does not impact on the appearance of the south façade. Provided this can be achieved we would not object.
PA13/00378/FUL – Club President
Removal of existing floodlights and installation of permanent floodlighting posts (8No)
PeeblesRFC Pavilion Neidpath Road Old TownPeebles
PA13/00404/Ful – Mr Alan Millington
Installation of 1 No rooflight
38 Wemyss PlacePeebles
1. No objection in principle.
2. Rooflight should be “Conservation” type.
R. W. Ireland 17.04.2013
Peebles Civic Society – Planning Responses March 2013
13/00171/FUL Mrs Sally Morton
Alterations and extensions to dwellinghouse
Dunelm 4 Croft Gardens, Chambers Terrace
13/00210/FUL Mr Crick Carleton
Extension to dwellinghouse ( amendment to previous consent 08/01999/FUL)
Flowerdale 6 Crossland Crescent
13/002300/FUL Mr and Mrs C Patterson
Formation of dormer
35a Rosetta Road
13/00203/FUL Mr Melvyn Paton
Extension to dwellinghousse
22 Kirkland Street
Planning Responses Feb 2013
Part Change of use from Retail Class1 to Business Class
2-4 High StreetPeebles
1. We note the subjects of the application are part of the Core Area Prime Frontage and that the proposal is contrary to current policy relating to the High Street of Peebles, which confines usage to Retail Class 1 only.
2. We feel that in this case, in view of the past and present history of the building this could be relaxed, bearing in mind that the larger part of the building will retain Retail usage and that there is a need to see all High Street properties occupied.
3. The particular business is of a type which is closely related to retail, with window displays, rather than simply being used as an office facility and in these circumstances we do not object.
4. We feel however, that if possible the application should be granted for this specific business and that the change of use should not be a precedent in the event that the proposed business does not continue in the premises in the future.
PA13/00144/ADV –The Bank of Scotland Halifax
New Illuminated signage
The Bank of Scotland Halifax 70 High Street Peebles
PA12/01481/FUL & 01482/LBCNN – Ms K Simpson
Change of use and alterations to provide residential flat
Second Floor Offices 1 Greenside Place Peebles
PA12/01565 /FUL & 01566/LBCNN – Mr and Mrs Taylor
Alterations and extension to dwelling house
21 March Street Peebles
PA13/00018/FUL – Mr Neil Craig
Craigsford Cottage 15 Cross Street Peebles
Letter regarding the pre-planning consultation for Rosetta Caravan Park, Peebles.
163 West George Street
4 December 2012
Rosetta Holiday Park – Pre-planning Consultation
We thank you for the opportunity to see the pre-planning application consultation exhibition. We welcome the initiative being taken to improve the holiday park facilities. However, we do think that this is being done at some cost to the visual qualities of the site and the surrounding countryside.
1. Housing to fund the works.
We note from your handout that “In order to commit to the level of investment required to achieve these aims and create a significant positive tourism facility which is not currently available in Peebles, it has been identified that an element of housing could be incorporated --------which will be able to fund improvements to the holiday park ----- This additional investment would also provide the required funding to repair and upgrade the existing listed building and stable blocks on the park”
With regard to building more houses in Peebles we refer you to the SESPlan Structure Plan and the current Local Plan Main Issues Report that is currently being considered by the Council. It is our considered view that for the period until 2018 the housing provision has been met and in our view exceeded. For the period 2019 – 2024 the SESPlan and Local Plan Main Issues Report states that only 100 houses for the entire Western Development Area are planned. That includes Innerleithen, Walkerburn and Eddleston.
However in order to improve the facilities and to secure the long term future of the Holiday Park some limited development might be acceptable if the Scottish Borders Planning Authority are convinced that the business plan for the holiday park is sustainable on economic grounds in the long term. We are concerned that financial failure in the future could create a situation where the precedent set for housing on the site is extended to allow even more housing to be built in the future.
We were disappointed that there was no indication of a housing site layout.
We consider that as the area shown for housing is within the curtilege of a group of listed buildings (B) and C(S) in an established parkland landscape, Historic Scotland should be consulted and Listed Building Consent sought. We are concerned to ensure that the landscape character of the surroundings to the listed buildings is respected and preserved.
We note that area 1 is to have 60 lodges and as these are dark brown timber they would not impact on the landscape provided that planting was incorporated in between the lodges.
We are very concerned that area 5 which is high on the valley side, is to have static caravans. We consider this to be unacceptable. Static caravans are mostly light coloured with a hard rectangular shape and can be seen from quite a distance, specially in winter. The presence of static caravans in area 2 illustrates this characteristic well. We see that there has been no attempt to use tree planting in this area to lessen the visual impact.
The Landscape Capacity Study for Peebles North West lists opinions on sensitivity to the hillsides and the land below, along the river. The settlement edge is given “Views and Visual Features High Sensitivity” and the study states that “these slopes are highly visible from the A703 and from elevated viewpoints along the valley sides’’. We therefore cannot support the proposal to have static caravans in area 5.
We are concerned that the existing road links both to the town centre along Rosetta Road and March street and to the A703 at the Crossings junction, are quite inadequate for the volumes of traffic which any major housing development and extended Holiday Park will generate. A comprehensive traffic study will be necessary to demonstrate how acceptable traffic flows can be obtained.
We are concerned that there has been no planning brief undertaken for this development by Scottish Borders Council to set the parameters for the design of the development, as this is a significant site within the Peebles settlement boundary. In addition a full traffic study should be undertaken.
We conclude that further consultation should be held once the housing layout design and traffic study are taken further, so that numbers and impact on the parkland landscape can be reviewed and traffic requirements satisfied. Until that is done we reserve our position.
We cannot support the proposal to have static caravans on plot 5.
Ronald Ireland, Chairman
Copies to – Tweeddale Councillors
Director of Environment & Infrastructure, Scottish Borders
Peebles & District Community Council
A new programme of Public Meetings will be published in October / November 2013.