Officer Planning Assessment Report

Affordable Housing I note that the Housing and Estates Directorate has judged that it should waive the usual requirement for there to be made available 25% of the dwellings as affordable units. In this instance, the requirement would have been for three of the 2-bedroomed units. Having regard to the design and constraints imposed by the Registered status of the building and Conservation Area designation of the site, I endorse the Housing Directorate's judgment. Impact on Registered Building The brewery building is now redundant for its original use. The principal aim should be "to identify the optimum viable use that is compatible with the fabric, interior, and setting of the building". The current use appears to have been of only limited success, and has not resulted in gainful use or renovation of much of the building. Conversion to residential use is apparently viable at the present time, would secure use and renovation of all of the building, and, additionally, would accord with the Local Plan. It is understood that there is little or no interest in circular or historic remaining within the building. The alteration to the registered fabric The layout of the proposed residential units has been determined by the existing structure rather than being imposed upon it. The alterations are thus minimised, and confined largely to restoration of blocked-up windows, removal of inappropriate clutter, and repair works of repair. The extensions at the rear would have a very significant impact on the appearance and setting of the Registered Building. The removal of the existing warehousing is would improve the appearance, although it should be noted that such warehousing was no doubt an essential integral part of the functioning of the brewery as such. The new buildings at the rear of the Registered Building would be large and of a modern style and form, with the building to which in all respects unlike the building to which they would be attached. Since the extensions would occupy essentially the same space as the existing warehousing, there is not a fundamental problem in erecting replacement buildings, but the contrast in form and style may be judged to be so extreme as to affect adversely the appearance and setting of the Registered Building. Impact on the Conservation Area Again, removal of the tall, sheeted warehouse would be of visual benefit. However, the rear extensions would not sit comfortably with the buildings around them, and, in my assessment, would not preserve or enhance the appearance or character of the Promenades Conservation Area. The existing terrace on Glen Falcon Street comprises single-storey, flat-roofed shops of no architectural merit or interest, despite falling within the Windsor Road Conservation Area. In these circumstances, it would be churlish to contend that the development now proposed would have an adverse impact on the appearance or character of that area. At the Antent, ASSESSMENT BY CONSERVATION OFFICER ## Recommendations I conclude that the planning application should be refused for the following reasons: (1) By virtue of the form, style, and the use of materials, the proposed extensions at the rear of the site would have an adverse impact on the street scenes from Murray's Road and Falcon Street, on the appearance and character of the Douglas Promenades Conservation Area, and on the setting of the Registered former brewery building. (2) By virtue of proximity, height, and detailed design, the proposed extensions at the rear of the site would affect adversely local residents to the west and southwest of the site; in particular, there would arise a sense of dominance, and there would be both actual overlooking and a sense of being overlooked. I also recommend that the application for Registered Building consent should be refused for the following reason: (1) The design of the extensions to the rear of the Registered Building would represent a contrast in form and style so extreme as to affect adversely the appearance and setting of that building.