Linlithgow Civic Trust and West Lothian History and Amenity Society
JOINT RESPONSE TO PLANNING CONSULTATION
Listed building consent for the erection of a 4460 sq metre 90 bed nursing
home with associated access road, parking and landscaping at Blackness Road,
Linlithgow. (Rear of Bonnytoun House)
Planning Application Number - 0091/LBC/07 Ross Burton
Applicant Linlithgow Care Facility Ltd
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 (i.e. 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. Not only that, but
the Council ignored its own specific policy HER24, as stated in the finalised
draft of the West Lothian Local Plan: "There is a presumption against
development which would have an adverse effect on the amenity, outlook,
character or setting of the Palace and Peel, Linlithgow".
The proposed building would 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. It is also remote from public
transport, as is likely to be used out of necessity by many staff and visitors;
also its remoteness is likely to unnecessarily encourage the use of private cars
and taxis.
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 at 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.
With regard to the design and character of the building now being proposed,
it is considered that the proposal is entirely out of keeping with its
countryside location for the following reasons:
- The sheer bulk of the building - The proposed nursing home would be
much larger than any of the other modestly-sized buildings which are
currently located in the landscape backdrop of Linlithgow Loch - its
monolithic and lengthy proportions are entirely out of character. It
is suggested that this could be demonstrated to the councillors by means of
an artists impression of the view from the Peel, specifically a view in
winter (with the leaves off the trees) from the upper footpath to the north
of Linlithgow Palace
- Building size in relation to plot size - Large buildings in the
countryside, whether residential or institutional, are traditionally set in
generous landscaped policies or grounds, but the proposed nursing home has a
minimal setting, itself part of the parkland surrounding another country
house (Bonnytoun House)
- General impression of building - The massing and roofscape of the
building are more akin to a 1960s housing estate than a prestigious building
in the countryside; the jumble of window shapes, the shallow roof pitches,
the large extended gables and the lack of symmetry seem particularly
inappropriate for such a sensitive site. Architecture of the highest
order, whether traditional or modern, is required, but we suspect that this
is some sort of standard design with minimal alterations to fit the site
- Materials - Although the use of natural slate on most of the roof
is to be welcomed (apart from a mystery, possibly undesirable, material on
the single-storey elements), most of the main elevation of the building is
clad in timber and this is entirely inappropriate for the location, quite
apart from issues of maintenance, differential changes in colour as the
material weathers, etc. Reconstituted stone blocks are to be preferred
to facing brick and are perfectly acceptable in many environments, but, in
such a sensitive location, natural stone should be used rather than the
artificial material proposed. Window frames, doors, etc should be in
timber
- Landscaping - Such a sensitive site requires close attention to the
quality of its landscape setting, and details thereof should have been
submitted as part of the application. The Civic Trust and the WLHAS
would like to be consulted on these and would be very concerned if it were
intended to ask for them merely as a condition of approval.
These comments on the detail are not exhaustive but demonstrate that the
current proposal is undoubtedly contrary to Policy HER24 of the West Lothian
Local Plan. More importantly, however, they are considered more than
sufficient to justify a strong objection to the current proposal to add to the
objections already made to the outline planning application and the access road.
(see LCT's Response)
Conclusions
For the reasons given above, the Civic Trust and the WLHAS wish to object to
this proposal, and would urge the Council to refuse the application on grounds
of poor design and materials. If the outline planning permission could be
revoked because such a large nursing home cannot be satisfactorily accommodated
on such a sensitive site, then so much the better.
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
20 February 2007
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