In the latest twist to a protracted planning saga, architect Richard Murphy has been denied permission to create a rooftop terrace at 4 Bellevue Terrace.
The proposed works had included: internal alterations; removal of existing windows and their replacement with larger, metal-framed ones; formation of a new roof terrace; new materials for sloping roof areas.
In Breaking news (5.9.11) we reported a successful appeal against the City of Edinburgh Council's original decision to block the development. However, the case was also referred to the Scottish Government's Reporter at the Directorate for Planning and Environmental Appeals who has the final word on such matters (LBA-230-245).
Donald Harris, the official in question, refused listed building consent on the grounds that the plan introduced an 'alien element' that would disrupt the listed building's 'simple inoffensive form ... to the detriment of the architectural quality of the building'. He continued: 'The integrity of the structure of a listed building is protected irrespective of whether any proposed works would be seen from outside'.
However, Mr Harris also found that lighting and human activity on the proposed terrace would draw attention to it, and that the 'character and appearance of the conservation area would be neither preserved nor enhanced'.
The Reporter's decision, which is final, comes as a blow to both the architect and client, who had invested substantial time and money in the project and, they believed, met City Planning officials' expectations during pre-application consultations.
You can read the full decision in the pdf at the foot of this page.
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In a separate development, the controversial application to build a dwelling house on land 31 metres to the southeast of 17 Great King Street (Breaking news 10.2.11), which was refused listed building consent by the Council on 25.5.11, is also now being appealed at DEPA. We will tell you what happens as soon as we hear.