Illuminated sign and roller shutter at 211 High Street, Linlithgow

“Display of an illuminated fascia sign; Installation of an external powder-coated steel roller shutter and roller shutter housing (hood) to the existing shopfront (in retrospect) at (Grid Ref: 299886, 677036) at 211 High Street, Linlithgow, EH49 7EN”

“Application 0603/A/26 seeks advertisement consent for the display of an illuminated fascia sign. The application states that the proposed fascia sign is non-illuminated, however there is external illumination in place immediately above the position of the sign, via two existing recently installed floodlights. The sign is to measure 4.4m in width and 0.69m in height, with lettering measuring a maximum height of 0.39m.”

“The roller shutter is constructed of galvanized steel and measures approximately 2.7m in height comprising of a 2.4m high shutter and 0.3m high shutter box. The shop frontage measures approximately 3.14m in height from the ground. The shop has a recessed doorway and the roller shutter does not project beyond the building line of the principal elevation.”

“The application states that the roller shutter provides security for the premises outside business hours. History 4.8 There is a closed planning enforcement case relating to the address, for unauthorised signage. An enforcement notice was served on 17 June 2026 for the display of 1 externally illuminated fascia sign and 3 wall mounted graphic signs. The unauthorised signage has since been removed and consent for 1 externally illuminated fascia sign is now being sought.”

“The council’s Planning Guidance: Shopfronts and Advertisements in Conservation Areas (2020) states that solid metal roller shutters are detrimental to the character and amenity of towns outwith shopping hours. It advises that low voltage night lighting of shop window displays provides passive surveillance by pedestrians, and external solid metal roller shutters are therefore unacceptable.”

“The proposed roller shutter does not comply with Policy 7 (Historic assets and places) and Policy 14 (Design, quality and place) of NPF4. It also does not comply with Policy DES 1 (Design Principles) and Policy ENV 21 (Conservation Areas) of the LDP. It also does not comply with the council’s Planning Guidance Shopfronts and Advertisements in Conservation Areas (2020) and The Historic Environment (2021).”

“The signage as proposed conflicts with planning guidance in terms of the addition of a fascia sign where no board exists, the size of the fascia sign as overly wide extending beyond the width of the window below, aluminium composite as unacceptable material, and projecting floodlights as an unacceptable form of external illumination.”

“Bare metal is not considered to be a sympathetic material for this conservation area. The roller shutter has a harsh and industrial visual appearance which is not suitable for the conservation area.”

“Consultee Objection? Comments Planning Response WLC Transportation and Roads - 0603/A/26 No None Noted WLC Town Centre Management – 0603/A/26 Yes • unacceptable adverse impact on the character of the conservation area • introduction of illumination would be visually intrusive • overly commercial and incongruous visual appearance is unsympathetic to the character of the area • the proposals contravene planning policy and guidance Agree WLC Town Centre Management – 0608/FUL/26…”

“Consultee Objection? Comments Planning Response detracts from the historic streetscape • roller shutter presents an inactive and unwelcoming frontage • proposals contravene planning policy and guidance • alternative, sympathetic security measures are available…”

“Three objections have been received for the applications. One of these is from Linlithgow & Linlithgow Bridge Community Council.”

“Objecting comments Response External illumination is contrary to planning guidance Agree The proposed fascia sign is too large Agree The installation of a roller shutter in a conservation area is contrary to planning guidance Agree The design of the fascia sign is contrary to planning guidance Agree Removal of timber outer door without consent Agree The proposals are not sympathetic to the historic character of the area Agree The level of security provided by the roller…”

“0603/A/26 AND 0608/FUL/26 The committee considered a report (copies of which had been circulated) by the Head of Planning, Economic Development and Regeneration concerning an application as follows: - Application No.”