One dwelling conversion at 5 Castle Street, Kirkcudbright

What was proposed

The application sought to combine a café and an upstairs flat into one dwelling, with extensive window, door, dormer and rear elevation alterations.

“Planning permission is sought for the change of use and alterations to the café and flatted dwelling to form a dwellinghouse (Class 9). Proposed works include:”

“PUBLIC PUBLIC . At ground floor level, entrance door and shop front to be removed and two timber, 9 over 9, double glazed, sash and case windows to be installed and entrance door to be replaced; - At first floor level, replacement of existing timber, 6 over 6, sash and case windows with timber, 9 over 9, double glazed, sash and case windows; - At roof / attic floor level, existing dormers to be removed and replaced with new dormers fitted with timber, double glazed, sash and…”

Officer report

The building and its setting

The vacant building is a Category C listed property in Kirkcudbright Conservation Area and the town-centre boundary.

“The application relates to 5 Castle Street, Kirkcudbright, a Category C listed building, described as:”

“Although currently vacant, the building was laterally occupied as a four bedroom flatted dwelling at first and second floor level (Sui Generis), whilst the accommodation at ground floor contained a café / bistro (Class 3). The application site is located within Kirkcudbright Conservation Area and the identified Town Centre Boundary.”

Officer report

Related application history

A related listed building consent application for slightly different external alterations was refused because of impacts on the listed building.

“An associated application for Listed Building Consent (26/0385/LBC) for a slightly different proposal in terms of external alterations and other works to permit the change of use of flatted dwelling and cafe to a dwellinghouse has been refused under delegated powers due to the impacts on the listed building.”

Officer report

Why officers recommended refusal

Officers found insufficient evidence that the café was surplus or properly marketed, and considered the proposed alterations harmful to the listed building and conservation area.

“The proposal, as originally submitted, would have been detrimental to the historic fabric, character and appearance of the listed building and amended plans for the front elevation were subsequently submitted in April 2026. However, Officers remain of the opinion that the revised design would be unsympathetic to the character and appearance of the listed building, wider streetscape and conservation area.”

“Consequently, the proposed alterations would not respect the appearance, character and features which contribute to the building’s listing, its setting, that of the surrounding listed buildings within the streetscape or the conservation area. The proposed alterations would cause an unacceptable level of harm to the Category C listed building and an erosion of the special qualities of the conservation area.”

Officer report

What people said

Eleven objections cited economic and social harm to the town centre, damage to historic fabric, and an existing over-provision of second homes or holiday accommodation.

“PUBLIC PUBLIC b) The proposed design would be detrimental to the historical fabric of the listed building which lies within Kirkcudbright Conservation Area. c) There is already an over-provision of second homes / short-term holiday accommodation within the town.”

Officer report

Who spoke

The committee heard from the applicant.

The committee decision

The committee refused application 26/0384/FUL on the grounds detailed in the officer recommendation.

“REFUSED application 26/0384/FUL on the grounds detailed in the report.”

Minutes

Reasons for refusal

The stated grounds concerned the loss of a community facility, unsupported ground-floor residential use in the town centre, and harm to the listed building and conservation area.

“The proposed development is unacceptable in principle in that it has not been satisfactorily demonstrated that the requirements of Dumfries and Galloway Council Local Development Plan 2 Policy ED5 and National Planning Framework 4 Policy 27 parts e) and f), in respect of residential use at ground floor level within town centres, have been met.”

“PUBLIC PUBLIC proposed alterations would not respect the appearance, character and features of the listed building and its wider setting within Kirkcudbright Conservation Area.”

Officer report