Linlithgow Civic Trust and West Lothian History and Amenity Society
JOINT RESPONSE TO PLANNING CONSULTATION
Proposal: Demolition of house and erection of two-storey house at Creag an Tuirc, Station Road, Linlithgow
Planning Application Number - 0749/FUL/09 Ranald Dods
Applicant Mr & Mrs Winstanley
Observations
The house to be demolished is entirely out of character with the conservation area and has little architectural value except as an example of the sort of incongruous developments that planning authorities sometimes allowed in historic environments the 1960s.
This site, at a pivotal position at the corner of ancient east-west and north-south routes on the fringes of the burgh, close to massive retaining walls and on the site of a, presumably bulky, former church offers a superb opportunity to build a reasonably bold, but not too high (maximum two storey), residential property in character with the conservation area. We are keen to see this potential realised.
Reference is made on the plans to a ‘height restriction’, the existence of which is questioned, and the rationale for which is disputed because such a restriction would make it impossible for even a single-storey house to be constructed with a traditional roof pitch. A suitably-designed building on the site would not obstruct vistas but it would frame views to the Palace/St Michael’s/Airngath Hill and down Back Station Road - ideally a building on the site should be high enough to mask the houses immediately to the east when seen from the Manse Road canal bridge, but not so tall that it competes with the height of the mature trees in the background. It is noted that all the houses in the group to the east are two-storeys in height, with a large-roofed bungalow lately improved with upper floor windows to the west.
Although the proposed house would undoubtedly be considered of architectural merit in suitable situations, and a good attempt has been made to utilise traditional materials, its design is unsuitable for the site’s prominent location in the conservation area by virtue of:
- the mix of mono-pitched and flat roofs;
- the stone-clad chimneystack derived from the unsatisfactory 1960s house being demolished;
- the aluminium facing on the window frames;
- the large amount of timber cladding;
- the prominence of the solar panels above the south elevation.
The gated/walled courtyard is potentially an attractive feature, but the railings to the east are questioned, bearing in mind the tradition for stone walls along the southern fringe of the Linlithgow riggs.
Overall, the opportunity has been missed to seize an undoubted and rare opportunity to easily make a significant improvement to this part of the conservation area for the benefit of the town’s character and tourist potential. It would have been of great benefit had the proposal been discussed with interested parties at an early stage of its formulation.
Conclusions
The Civic Trust and the WLHAS wish to object to this proposal for the reasons given above
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
Date 12 November 2009
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