31-flat residential development at 19B Graham Street, Bonnington, Edinburgh

“Planning permission in principle (PPP) is sought for the change of use of the land to residential (Class 9 and sui generis residential flat) including the demolition of the existing building.”

“Drawings showing 31 residential flats within a 5 to 6-storey block were provided. However, these were not considered as this level of design detail falls outwith the assessable scope of a PPP application. The only exception was their use to calculate potential developer contributions on a per unit basis.”

“The site is a two-storey Class 4 (business) building housing four units and its associated grounds including car parking area.”

“The site is located within the Place 13 (South Fort Street) housing-led mixed-use Local Development Plan (LDP) allocation. An unconnected 6-storey residential flat development sits to the west whilst land to the east and south is generally more commercial and light industrial in character with uses ranging from Class 4 and Class 5 (General Industrial) to Class 11 (Assembly and Leisure).”

“23/06373/FUL 17A Graham Street Edinburgh EH6 5QN Alter and change of use from offices to form 2 flats. Refused 30 January 2024”

“24/06159/FUL 17A Graham Street Edinburgh EH6 5QN Alter and Change of Use from offices to form 2x residential flats Granted 19 March 2025”

“Detail is limited at this PPP stage, but a residential use is acceptable in principle and there is sufficient site area to accommodate a development which will safeguard the existing amenity of neighbours and provide acceptable levels to future occupiers. The proposals will not compromise the comprehensive development of the Place 13 LDP.”

“The proposals, subject to conditions and mitigation of impacts on infrastructure by the securing of financial contributions via a legal agreement, accord with the Development Plan as they comply with the relevant sections of LDP Policy Place 13, Env 2, Env 3, Env 7, Env 17, Env 33, Env 34, Env 35, Hou 1, Hou 2, Inf 1, Inf 3 and Econ 5, and NPF4 Policy 1, 2, 7, 9, 13, 14, 15, 16, 18, 22 and 23.”

“NAME: CEC Education and Children's Services COMMENT: No objection subject to contributions DATE: July 2025”

“NAME: CEC Transport Planning COMMENT: No objection subject to contributions DATE: September 2025”

“Five representations, three in objection and two in support, were received. One of the two letters of support has been discounted for failing to provide a notifiable address. Matters raised generally relate to factors which fall outwith the assessable scope of a PPP application such as scale, siting, design, privacy, daylight / sunlight, refuse / recycling and car parking considerations.”

“− Future occupier amenity by way of noise from neighbouring non-residential operations; this is addressed under 'Design, amenity and impact on the character and appearance of the surroundings'.”

“The development to which this planning permission in principle relates must be begun not later than the expiration of five years beginning with the date on which this planning permission in principle is granted. If development has not begun at the expiration of the period mentioned in paragraph, the planning permission in principle lapses.”

“Planning permission shall not be issued until a suitable legal agreement relating to education and healthcare contributions and the delivery of affordable housing has been concluded. It shall include the following:”

“25/03617/PPP – Report by the Chief Planning Officer To GRANT planning permission in principle subject to the conditions, reasons and informatives as set out in section C of the report by the Chief Planning Officer.”