One house at 2 Beechwood Gardens, Blackburn

What was proposed

The application sought to erect a house between two existing homes, after demolishing the single-storey garage at number 2.

“Erection of a house at 2 Beechwood Gardens, Blackburn, EH47 7PS.”

“The proposed house is to be erected between 2 & 4 Beechwood Gardens. The application site appears as part of the curtilage of no. The applicant proposes to demolish the single-storey garage located at north end of the existing house in order to accommodate the new house.”

Officer report

The site and surroundings

The site is within an existing residential curtilage on a cul-de-sac with larger detached homes and an unadopted, unlit road.

“While the proposal seeks to utilise land within an existing residential development, it is incompatible with the neighbouring properties and would have a detrimental impact on the locality. Considering the established character of the area and the generously sized plots at the top end of Beechwood Gardens, the construction of a house on this site is deemed inappropriate and out of keeping with the spatial pattern of the immediate area.”

Officer report

Earlier planning history

An earlier application for two houses was approved for one house after the northern house was removed because of potential local impact.

“The applicant previously submitted an application for the siting of two houses at Beechwood Gardens under reference number LIVE/0775/FUL/98. That application site included land to the south and north of 2 Beechwood Gardens. As a result of the planning assessment at that time, permission was granted for the erection of only one house.”

“LIVE/0775/FUL/98- Erection of 2 houses- approved on 13.05.1999 with the proposed house to the north of 2 Beechwood Gardens removed from proposal.”

Officer report

Why officers recommended refusal

Officers considered the proposal cramped, out of keeping and harmful to the locality, with no evidence that the site was safe for housing.

“A Phase 1 SI Report has been requested, however, it has not been provided. The applicant has not demonstrated that the site is safe or can be made safe and suitable for residential development. Therefore, the proposal is not acceptable and is contrary to NPF4 Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings) and LDP Policy EMG 6 (Vacant, Derelict and Contaminated Land).”

Officer report

Who spoke

The applicant’s planning consultant and agent spoke in support of the application.

The committee’s alternatives

Members considered the officer recommendation to refuse and an amendment to grant permission because the proposal was considered well designed and compatible with the street.

“0482/FUL/25 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.”

“NPF4 and DES1 of the West Lothian Local Development Plan in that the proposal was of good design, complimented and integrated well into the existing street scene, and there would be no impact on residential amenity. Conditions and a S75 legal agreement were to be delegated to the Development Management Manager. - Moved by Councillor Clark and seconded by Councillor Stafford An electronic vote was conducted.”

Minutes