Linlithgow Civic Trust and West Lothian History and Amenity Society
JOINT RESPONSE TO PLANNING CONSULTATION
Proposal: Approval of reserved matters for the erection of a 3805 sq. metre
90 bed Care Home facility with associated access road, parking and landscaping
at Blackness Road, Linlithgow (rear of Bonnytoun House).
Planning Application Number - 0727/ARM/07 Ross Burton
Applicant A J Builders/Ross Woods Architects
Observations
As previously stated, the Linlithgow Civic Trust has already expressed its
dismay at outline planning permission having been granted for the nursing home,
contrary to an officers' firm recommendation for refusal. The proposed building
is proposed for a site well detached from the built-up area of Linlithgow, in
the north-west corner of an area of high-quality 'parkland' character (ie
grazing land dotted with mature trees). The Council's decision ignored the
importance of preserving the open, undeveloped landscape setting of Linlithgow
Loch, the need for which was recognised by the site's inclusion within both the
Airngath Hill Area of Great Landscape Value and the Linlithgow Palace and High
Street Conservation Area. Contrary to the impression given on the phootomontages
which have been submitted with the present application, the proposed building
would, particularly in winter and spring when the leaves are off the trees, be
clearly seen from Linlithgow Palace and the Peel as a significant intrusion into
a countryside setting that had been preserved from development ever since
statutory planning controls were made the responsibility of local authorities.
In our original response, we mentioned the availability of other, less
sensitive sites on the town outskirts, and these have since been identified in
the Civic Trust's 'Vision for Linlithgow' document, now being considered by the
Reporters after the West Lothian Local Plan Inquiry. The 'Vision' document makes
it absolutely clear that the Trust wishes the grounds of Bonnytoun House and
adjacent land to be kept free of development in order to preserve the landscape
setting of Linlithgow Loch.
The concerns of Linlithgow Civic Trust and WLHAS that a precedent might be
set by a care home permission have been confirmed by the fact that Cala Homes
also now seek to build in the grounds of Bonnytoun House.
In the circumstances, however, we would urge the Council to negotiate with
the applicants/landowners to have the present outline planning permission
revoked with a view to relocation of the care home to the eastern boundary of
the Bonnytoun House site, adjacent to Bonsyde Road, where the impact of such
development on the setting of Linlithgow Loch would be much less damaging.
With regard to the design and character of the building, the current proposal
is only a small step in the right direction because it is simply too large a
building in the wrong place. The architectural style chosen (which is probably
18th century rather than 19th century as claimed by the architects) is very
difficult to apply to such a monolithic building and the following design faults
can be identified:
- the 'main' facade with the pediment would not normally return to another
near-identical facade at the side
- the main facade does not include the main entrance to the building
- the pedimented front is not central to the building complex
- the roofs are very high in proportion to the facades of the building (for
the style selected)
- overhanging eaves would seem inappropriate for either side of the
pediments
- there is a lack of chimneys or similar features to break the rooflines;
and
- artificial, rather than natural, stone is proposed for architectural
detailing.
Overall, in principle and for a much smaller building, the 'period'
architectural approach would be acceptable, but there is a serious lack of
sensitivity in its application and it may well be that a firm of architects
specialising in conservation work could achieve a better result.
Conclusions
Linlithgow Civic Trust/WLHAS wish to:-
- maintain their objections to the whole principle of the development on the
application site;
- object to the design and layout of the present application with respect to
both the (still) excessive size of the building and the serious design
deficiencies outlined above; and
- urge West Lothian Council to negotiate the revocation of the existing
outline planning permission in favour of an alternative, less damaging site
to the east.
Ronald P A Smith BSc MRTPI
Planning Spokesman, Linlithgow Civic Trust
4 Rivaldsgreen Crescent, Linlithgow, EH49 6BB.
Tel: 01506 670758; Email - planning@lct.org.uk
13 August 2007
|
