5B Hope Terrace EH9 2AP

[Grange PlanningKeymaster]

Planning Permission in Principle 17/01193/PPP

Planning Permission in Principle (PPP) was granted in May 2017 for a new house on the land in front of and to the south of the existing villa at 5B Hope Terrace. The site plan included with that permission specifies only the footprint and building lines, with the site bounded by the red line and the footprint of the proposed house shown by the green line.

The handling report for that permission noted: “This unusual double feu contains a villa that was originally set a long way back from Hope Terrace, almost backing on to Strathearn Road, but whose [principal] elevation is south facing. The house takes advantage of its southern aspect, and the large garden benefits from its southerly aspect whilst affording very considerable amenity to the original villa in terms of separation from the ‘main’ street. The Strathearn Rd elevation is clearly the rear elevation; the development of a new house within the front curtilage of the house would adversely affect the character of the original villa. This is not sufficiently material to refuse planning permission in the circumstances.”

The property was previously subdivided into two flats; the upper flat was addressed as 4 Strathearn Road and was accessed by an external staircase to the east. The lower flat was accessed from the west elevation and was addressed as 5b Hope Terrace. The owners gained permission in 2011 to combine the two flats into a single property, including the demolition of the external east staircase and its replacement with a double garage facing Strathearn Road. In 2012 permission was granted to realign the frontage and alter the entrances such that the property can operate effectively as 4 Strathearn Road. Further permission was granted in February 2018 to create the primary entrance onto Strathearn Road such that the access from Hope Terrace could be severed. A fence has already been erected to separate the site into the existing villa and the site in Hope Terrace that is the subject of the recent applications.

[14/9/2018 post transcribed from legacy GA forum]

[Grange PlanningKeymaster]

Full planning permission application Dec-2017: 17/06025/AMC (withdrawn)

The initial detailed proposal for the new modern house at 5B Hope Terrace was submitted in December 2017 but was withdrawn in June 2018. The application was for an “Approval of Matters specified in Conditions” (AMC) because it sought to satisfy the specific conditions set out in the PPP decision. The proposal was for a contemporary house facing Hope Terrace. The architects presented a detailed and well-considered design statement which included views of adjacent properties. The property opposite the site (10 Hope Terrace) was shown to be of a modern design relevant to the proposals. The proposals included this image of the proposed front (south) elevation and this visualisation of the proposed streetview. The Grange Association lodged an objection to the proposal, principally concerning the materials to be employed. Subsequently, however, modifications were made to the proposed design and further drawings were posted to the online portal in April, showing the elevations with and without trees. Nonetheless, the 2017 AMC application was withdrawn in June 2018.

[14/9/2018 post transcribed from legacy GA forum]

[Grange PlanningKeymaster]

Full planning permission application Aug-2018: 18/04514/AMC

There was a revised AMC application, submitted on 16 August 2018, that has a new design statement emphasising certain features of the revised proposals. This gives indications of the discussions with planners in stating that it is “responding specifically to previous concerns regarding the materials originally proposed”. For the new proposals “it is the sandstone boundary walls that contain and define the site that have provided inspiration for the new design.

“Our proposal is to extend the existing west boundary wall across the line of the new house, stepping it up to give it sufficient height and connecting it across to the boundary wall to the east. Openings forming doors and windows are incorporated into the wall that, effectively, forms the new ground floor elevation to the house on the [principal] elevation.

“In complete contrast, the upper level section to the front is of light-weight construction and floats over the wall head extending towards the tree canopy in the front garden.

“The juxtaposition of the heavy sandstone wall and light-weight floating canopy demonstrate a strong and simple idea that is aesthetically pleasing to the street.”

The revised proposals include this visualisation of the streetview of the property and this elevation drawing of the wider streetscape, as well as this visualisation of the front (south) elevation.

The sandstone cladding of the ground floor would be applied in horizontal open jointed courses. Every 600mm vertically the stone size is increased to create a horizontal band to emulate the horizontal coursing of villas around the site.

The Grange Association is pleased to see that the applicants’ revised proposals incorporate a stone façade for the ground floor elevation and we applaud this element of the revised design.

We have nonetheless lodged a further objection to this revised proposal, relating solely to the proposed first floor. We request that the applicants be asked to reconsider the solid-to-void ratio of the first floor front elevation and to amend the proposals accordingly. The latest proposals would present an overwhelming unbroken façade of glass to the front elevation extending over the entire width. We recognise the ambition of the applicants to create a bold modern home with light open living space but the current proposals would be a shocking contrast to the typical solid-to-void ratios of neighbouring properties, including the modern villas such as No. 10 opposite. The proposed property would not demonstrate any consistency with the villa form of the street. Although there would be screening by trees in the summer months, the internal lighting of the property would create a public screenshow that would be alien to the Conservation Area. The Grange Conservation Area Character Assessment (GCACA), in describing boundary walls and streetscape (page 23), refers to “the public face of the more secluded, private architecture behind.” The current proposals would be neither secluded nor private.

We do not wish to frustrate the ambition of the applicants to create a modern inspiring villa on this site but we do request that this rare opportunity to build a property on such a precious site should be afforded the highest quality and care in architectural innovation that will allow the modern property to sit comfortably within the Conservation Area and with neighbouring properties.

We request that the applicants be asked to reconsider the solid-to-void ratio of the first floor front elevation and to amend the proposals accordingly.

[14/9/2018 post transcribed and updated from legacy GA forum]

[Grange PlanningKeymaster]

The application was approved on 15 October 2018. The handling report from the Council Planning Department included:

“The envelope of the proposed dwellinghouse will sit within the established building lines of adjacent neighbouring properties on Hope Terrace and the layout of the development will largely be in-keeping with the spatial pattern of the area. Whilst the proposed two storey is consistent with the eaves height of the adjacent properties, the absence of an attic level and traditional roof ensures that the design and massing of the proposed development will not form as an overwhelming or dominating addition to the character and appearance of the street. In addition, the proposed glazed box on the first floor will read as a light weight structure, providing a fresh [contrast] with the solid stone walling on the ground floor.

“On the south side of Hope Terrace is a three storey, contemporary flat roofed residential development with sawn sandstone and zinc cladding. The street however, is overwhelmingly traditional in character with variations to its sandstone colours and detailing throughout. The ground floor front elevation is to utilise a light brown sandstone walling with recessed pointing thus providing a modern twist. The sandstone will be horizontally coursed and, slightly larger stone bands will be introduced at 600mm centres. This is to subtly give the walls a horizontal emphasis as per the stones on the surrounding buildings. In these circumstances, the elevational treatment to the front is respectful of its surroundings. The distinctiveness of the design and stone detailing will not have a detrimental impact on the character and appearance of the conservation area.

The proposed handmade Chetham Grey brick for the sides and rear of the new dwellinghouse will be coloured to match the front elevation sandstone. The use of brick on these elevation will not be detrimental to the appearance of the conservation area. In addition, whilst brick is not part of the traditional character of the conservation area, its use in this modern context is acceptable given the size of the development. The overall impact on the character and appearance of the conservation area will be limited.”

[15/10/2018 post transcribed from legacy GA forum]

[Grange PlanningKeymaster]

A new planning application 19/06098/FUL has been submitted with a revised design for the proposed new house. This covers broadly the same footprint as that already approved in 18/04514/AMC. The new Design Statement refers to the earlier approvals and states:

“The site has since changed hands and the new owner would like to make adjustments to the approved plans. The adjustments include the addition of a basement storey for parking, alterations to the general layout of the house, alterations to the elevations, addition of a balcony to the front and omitting the brickwork in favour of natural sandstone.”

The new basement will provide electric charging and parking for four cars, accessed by a car hoist and turntable and a separate passenger lift.

The application includes this contextualisation of the proposed street elevation.

The closing date for comments to the Council on this new application is 14 February 2020.

[16/01/2020 post transcribed from legacy GA forum]

[Grange PlanningKeymaster]

The Association has submitted this objection to the revised proposals.

[31/01/2020 post transcribed from legacy GA forum]

[Grange PlanningKeymaster]

The revised proposals were granted on 28 February 2020.

[28/02/2020 post transcribed from legacy GA forum]

[Grange PlanningKeymaster]

Revised planning application 22/06107/FUL

An amended planning application has been submitted as 22/06107/FUL.  The previous grant of planning permission 19/06098/FUL will expire three years after its granting i.e. on 27 February 2023.

The principal changes are the omission of the basement and car lift, and the introduction of a second storey.  The accompanying Design Statement includes:

“….we.. developed the design to incorporate a contemporary attic floor set back from the edges of the building and clad in dark material to emulate the tone of a slated roof.”

The application includes this revised south elevation, now incorporating the new second floor.  It is open for comments on the Council’s planning portal until 13 January 2023.

The Grange Association has submitted this objection.

 

[Grange PlanningKeymaster]

The planning application 22/06107/FUL was granted on 2 May 2023.

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