One new house at Garden Ground Of 73 Polwarth Terrace, Prestonpans

What was proposed

The application sought one detached, part single-storey and part one-and-a-half-storey house with three bedrooms, a patio and driveway.

“Planning permission is now sought for the erection of one house and associated works. The proposed house would be a detached, part single storey part one and a half storey house that would be one and half storeys in height at the front and single storey, with inhabited roof space to the rear. The house would have a pitched roof with the front section running east/west including a front dormer. The rear roof section would run from north to south.”

“The main mass of the property would measure 6.3m in width by 12.8m in depth with a vestibule extending 2m to the front. The property would comprise three bedrooms, with one at ground floor and incorporate an open plan living/kitchen/dining area. A patio is proposed to the rear. The existing vehicle access will be retained and a driveway formed.”

Officer report

The site and surroundings

The site is half the garden of a single-storey semi-detached house, beside homes, a road, a medical centre and a conservation area boundary wall.

“The property is bounded to the east and west by neighbouring residential properties, to the south by the public road of Polwarth Terrace and to the north by a medical centre. The site contains three single storey structures and the driveway serving the existing house.”

Officer report

Earlier permission

Permission was granted in February 2026 for a porch, house extension and vehicular access at the property.

“In February 2026 planning permission Ref: 26/00012/P was granted for the erection of porch, extension to house and formation of vehicular access. Permission granted 25.02.2026.”

Officer report

Why officers supported it

Officers found the proposal appropriate in scale and design, compatible with local living, and acceptable for privacy, daylight, sunlight, transport and heritage.

“Policy 15 of NPF4 supports development that will contribute to local living, including where relevant, 20 Minute Neighbourhoods. In this instance the application site is located within Prestonpans and would be well located for access to local services and facilities and therefore would contribute to local living. Consequently, the principle of the development of the site for residential development would be entirely compatible with Policy 15 of NFPF4.”

“The main mass of the proposal sits between the gables of the adjoining properties. The rear section of the proposal is a single storey structure set off the west boundary. Due to the modest scale of the proposal and the existing 3m high boundary wall the impact on daylight and sunlight on the property to the west is acceptable. The proposed house sits close to the existing retained house and is marginally higher in height.”

Officer report

What consultees said

Historic Environment Scotland and Road Services raised no objections, while the Coal Authority accepted the proposal subject to investigation and mitigation conditions.

“This property lies within the Battle of Prestonpans (BTL16) site. Historic Environment Scotland were consulted on the application and have confirmed they have no objection to the proposal. The proposal will have no impact on the historic battlefield and is in accordance with policy 7 (Historic Assets and Places) of NPF4 and Policy CH5 (Battlefields) of the ELLDP.”

“The application site falls within the Coal Authority's defined Development High Risk Area. The planning application is accompanied by a Phase 1 Desk Study Report and Coal Mining Risk Assessment (Rev01, March 2026) produced by Harley Haddow Ltd. The Report has been informed by an appropriate range of sources of historical, geological and coal mining information.”

Officer report

Objections raised

Two objectors cited loss of light and privacy, construction disturbance, conservation area harm, poor design, parking and traffic concerns.

“Two letters of objection have been received in relation to the application. In summary, the main grounds of objection are: o Sunlight/overshadowing and Loss of Light, loss of privacy; o Disturbance from building works; o Preservation zone exclusion clauses; This is a legal matter and not a material planning consideration.”

“The disturbance from building works is not a material planning consideration relevant to the determination of this planning application.”

Officer report

Who spoke

Two objectors and a community council representative spoke against the application, raising concerns about amenity, coal mining, parking, heritage and spatial character.

Members’ discussion

Members discussed heritage, conservation area sensitivity, overdevelopment, residential amenity, road safety, the historic wall and whether the site could accommodate a home.

“Councillor Gilbert, local member, made comment on: the public interest in the application, and the sensitivity of the site immediately adjacent to the Conservation Area and on the setting of the Prestonpans battlefield site; concerns raised regarding overdevelopment, the impact on the character and spacing on the street, residential amenity, and erosion of historical sightlines toward the boundary wall; policy considerations relating to National Planning Framework 4 (NPF4)…”

“Other Committee members commented on: the possibility of reporting noise and disturbance during the building process to the Council; questions about privacy having been addressed; the importance of preserving the history of the area; the site lending itself to development of a home; a wish for Roads Officers and Police Scotland to look at issues of road safety and vehicle speed in this area; the positives of using garden land to build a home; that measures would be in place…”

Minutes

The vote

The committee agreed to grant consent, with Councillor Gilbert voting against and all other members voting for it.

“The Convener moved to a roll call vote on the officer’s recommendation to grant consent, and this was unanimously agreed by Committee members, other than Councillor Gilbert, who voted against.”

Minutes

The decision

Planning consent was granted for the proposed house and associated works, subject to conditions.

“Planning consent was granted, subject to the following conditions:”

Minutes