Slate roof and rooflights at 47 Shore Street, Pennan

What was proposed

Retrospective permission was sought for replacing pantiles with slate, installing rooflights, and re-roofing the porch.

“This application is seeking full planning permission for alterations to dwellinghouse including replacement of roof pan tiles with slate and installation of rooflights (retrospective) at 47 Shore Street, Pennan. The application site is located within the settlement of Pennan and within the Pennan Conservation Area as defined by the Aberdeenshire Local Development Plan 2023 (ALDP).”

Officer report

The site and building

The property is a mid-nineteenth-century detached listed dwelling in Pennan Conservation Area, with nearby homes and a roof facing the shore and road.

“The existing property of 47 Shore Street is a mid 19th Century two storey detached dwelling and is a Category C listed building. The building was previously designated as a Category B listed building in 1971 before being re- designated with a Category C listing in 1990. At the time of designation in 1971 the building is noted as having a pantile roof. A pan tile is a roof covering traditionally made from clay.”

“The works that are subject to this application have already been carried out and at the time of writing this report the building is finished with slate roof and white painted walls. The property was originally 3 separate properties which have since been combined to form a single dwelling. The property is located along the shore line of Pennan with the main roofline running on a north to south direction and gable end facing towards the public roadway of Shore Street.”

Officer report

Earlier applications

Earlier alterations were approved, while a related listed building consent application for these retrospective works was refused.

“APP/2025/2001 (LBC) – Alterations to dwellinghouse including replacement of roof pan tiles with slate and installation of rooflights (retrospective) – Refused 1 May 2026”

“APP/2024/1177 (LBC) – Alterations to dwellinghouse – Approved / 13 November 2024”

Officer report

Why officers recommended refusal

Officers considered the Spanish slate unsuitable for the historic building and harmful to the conservation area, despite accepting the rooflights and porch tiles.

“Alterations and re-roofing of listed buildings can have a significant impact on the perceived appearance and character and their surroundings. In this case, the works which include the change of the traditional red clay pan tile for Salamanca (Spanish) Slate has a significant impact on the appearance and character of both the listed building and the surrounding Conservation Area.”

“The retrospective works are considered by the planning authority to not comply with the Aberdeenshire Local Development Plan 2023 and the National Planning Framework 4. Whilst the siting of the new skylights does not directly impact on neighbouring properties, the material finish (Spanish slate) to the main roofplane and resultant appearance of this alternative roof material would be at odds with the traditional character of its surroundings and coupled with the large…”

Officer report

Who spoke at the meeting

The Senior Planner introduced the report, and the Environmental Planner was available to answer questions about the building’s historical roof finishes.

What members discussed

Members found the site visit useful and considered that the works positively affected the village and complemented neighbouring properties.

“Members heard from the Senior Planner who introduced the report which had previously been deferred pending a site visit.”

“Members commented that they found the site visit very useful and considered that the works carried out had a positive impact on the village. It was noted that the materials used compliment the neighbouring properties.”

Minutes

The committee’s decision

The committee agreed to grant full planning permission, with suitable conditions to be approved under delegated authority.

“Following discussion, the Committee agreed to grant Full Planning Permission, with authority delegated to the Head of Planning and Economy, subject to appropriate conditions.”

Minutes

Why the committee differed

Members considered that the works enhanced the area and complied with the relevant local and national planning policies, without residential amenity concerns.

“Members agreed that the works enhanced the area and noted that no concerns had been raised in relation to residential amenity in terms of impact, design or materials. It was therefore considered that the development complies with Aberdeenshire Local Development Plan Policies P1, P3, HE1, HE2 as well as National Planning Framework 4 Policies 7, 14 and 16.”

Minutes