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Representation on Planning Application 30-32 Bridge Road

REPRESENTATION ON PLANNING APPLICATION:  20/03167/FUL  -  30-32 Bridge Road, Colinton

Colinton Community Council (ColCC) has received comments from the local community on the above.

Current Covid restrictions prevent ColCC from meeting in public to agree a formal Community Council representation but the following position has been agreed among its members.

Comments received fall into two main categories:-

  • Broadly supportive - These generally express the view that these empty premises, which have been vacant for a considerable time now, are unhelpful in terms of commercial activity and present an inappropriately unpleasant character in a Conservation Village.        

    However, most of this supportive group also expressed reservations about the precise details of the use.   Some felt Italian food would be inappropriate – the village already contains two Italian restaurants and a carry-out pizza outlet.   Others oppose any form of carry- out trade.   
  • Strongly opposed – Those living closest to the proposals object on various grounds including traffic, noise, smell, litter and visual intrusion.         

    The applicants have submitted noise, odour and traffic assessments.   ColCC does not have access to specialist advice on these issues but urges City of Edinburgh Council to take special care and, if minded to grant permission, impose tight specific conditions to control them:-             

    • Noise:   The reports refer to guideline acceptable noise level standards which relate to building fabric criteria.   However, there is no comment or consideration of the nuisance value of persistent humming noises or vibration at low levels.             

      Nor is there any satisfactory evaluation of the actual performance of key elements such as the existing flues at upper levels which are to be used as ducts.   Older flues often have relatively thin stone or brick walls (sometimes as little as 75mm) and old lime mortar joints have usually deteriorated internally, leaving increased airspaces through which noise penetration to adjacent habitations will be significantly greater than the theoretical figure.  

      The opening hours proposed mean noise from vehicles and customers using these premises late into the night, when other ambient noise is at its lowest, would also be likely to create serious disturbance in the immediate vicinity.           
    • Litter:   It is inevitable that any carry-out trade will generate litter in the immediate surroundings and it is some distance to the nearest litter bins.   The pavement on Bridge Road is very narrow at this point and it will be impossible to place receptacles outside these premises without unacceptably blocking the footway.  
    • Queuing:   Residents are also (rightly) concerned about queues forming outside on this narrow footpath, creating significant obstruction in daytime (particularly at present when social distancing will be seriously inhibited) and at night when noise nuisance will be increased outside in the street.   The narrow road here has hard stone walls on both sides reflecting noise and increasing the levels at receptors. 
    • Traffic:   There is no formal parking at this point and a “blind” corner just uphill to the East.   Carry-out trade in particular will generate illegal parking here during the day and a possibly dangerous obstruction at night.    

The City Council should not grant a consent which does not fully address these points.

Tom McDonald

Chair,  Colinton Community Council

8th September 2020

Change of use application for Colinton Convenience Store

Plans have been submitted to convert the former Colinton Convenience Store into a "mixed use restaurant and hot food takeaway".
Included with the application are noise, odour & traffic reports.
Full details are online:
20/03167/FUL | Change of Use of a vacant shop unit (Class 1) to a Mixed Use restaurant (Class 3) and hot food takeaway (sui generis) unit together with restoration of rear facing windows. | 30 - 32 Bridge Road Edinburgh EH13 0LQ
 

Comments must be lodged by the 11th of September.

Colinton CC made representation on this issue.

Tiphereth Planning application

19/01036/FUL | Application for Planning Permission (PP) for a new residential building, comprising of 11 flats and 2 houses Torphin Road, Edinburgh, with associated infrastructure, landscaping and engineering works.   

UPDATE JULY 2020

City of Edinburgh Council have continued the application while they consider the classification of the proposed housing and whether they can legitimately restrict its future use.

Link to application HERE

LINKS TO DOCUMENTS AND COMMENTS NOW ALSO AVAILABLE

 
Current documents relating to this continued application are available at:-
 

https://citydev-portal.edinburgh.gov.uk/idoxpa-web/applicationDetails.do?activeTab=documents&keyVal=PNON9KEWGK100

 

 

 

 

19 01036 FUL 07 LANDSCAPE

Closure of Redford Barracks

Colinton Community Council has yet to discuss the situation with regard to the potential impact closure of Redford Infantry and Cavalry Barracks in 2022 (now est. 2025) and the impact that this may have on our community. Needless to say, the loss of the garrison will temporarily leave a significant vacant space in the community. What replaces it, needs to be carefully considered.

It is likely that in time, City of Edinburgh Council will have to create a planning brief for the, site taking into consideration the listing of both the main buildings, the parade grounds as well as the subsidiary surrounding buildings which are in themselves unique in their own way and it will be difficult for any developer to make any changes of use for them.

We continue to keep a watching brief for developments.

 

Information Note - Colinton CC handling of Planning Issues

A representation from a member of the public has been received questioning a statement in our last minutes about Tiphereth’s proposals. This raises several important points which merit clarification.

  1. For the avoidance of doubt, the statement was a true and accurate minute of our proceedings.

  2. Our correspondent disagrees with the Colinton Community Council (ColCC) view expressed that neighbouring properties would be minimally affected by the design.

Clearly, immediate neighbours are always ‘maximally’ affected by proposals - whether for good or ill. ColCC’s conversation concerned only adverse effects, and the minute could have made that clearer.

As ColCC’s judgement is at variance with our correspondent’s, it is important we are all very clear about our responsibilities and our own current policies in relation to planning issues of this type. We must also communicate them as clearly as possible to the community at large.

  1. ColCC has a duty to reflect the opinions of our community or significant groupings within it.   Generally this will be judged by the amount of representation we receive.

  2. As a statutory body ColCC can make direct representations within the planning process, but this will normally only be justified in matters concerning the community at large or significant groups within it (e.g. large employers). 
     
  3. Unless there is a very clear reason, current ColCC policy is not to become involved in planning issues involving neighbour to neighbour disagreement.   (For example house extensions involve balancing the rights of owners to enjoy their property against the effects on their neighbours or the community at large.)

  4. It is ColCC’s policy to advise residents about the planning system, explain their rights under it and how to make their case, irrespective of our view of its merits.

  5. All individuals have a right to make representations direct to the planning authority, which can be disregarded if they are not planning matters.   A wide range of policies published by the City Council (including detailed advice on extensions) will be the first yardstick applied.

(NOTE: Planning matters can be very sensitive and divisive.   Community Councillors are reminded that when talking to members of the public they have a duty to make it absolutely clear whether they are expressing their own views or those of ColCC.)

Tom McDonald

Chair

Colinton Community Council