Linlithgow Civic Trust
RESPONSE TO PLANNING CONSULTATION
Proposal: Erection of 41 sheltered flats and two ground floor retail units: Former Bus Depot, 81-87 High Street, Linlithgow
Planning Application Number:- 0249/FUL/11 (Ranald Dods)
Applicant: McCarthy and Stone
Observations
In our document ‘A Vision for Linlithgow 2010-2030’, Linlithgow Civic Trust proposed that this site be used to create a new integrated health centre. It remains our belief that this site in the centre of the town should be used for such a scheme, or for another which is of community benefit. However, if the Council is minded to accept residential use we have a number of comments on the current application.
Scale of Development
Traditionally in Linlithgow, and other Scottish burghs, the major buildings sit at the front of the site, on the High Street, while buildings to the rear are of lesser stature. In this application, the rear building is as tall as those on the High Street and of greater mass.
We believe that this application represents an over development of the site and would wish to see it reduced by one storey.
Parking Provision
The parking provision is inadequate for the number of flats being created. Even if the applicant’s assumption that a low number of residents will own vehicles is correct there is insufficient provision for visitors, tradesmen, deliverymen etc. The spill out of parking at Kinloch View strongly suggest that the needs at that McCarthy and Stone site were underestimate. One option would be to have basement, or ground floor parking.
Access
This application would create a busy junction onto the High Street, close by the junction between the County Buildings and Court House. The conversion of the latter into a hotel is going to increase traffic at this junction further. We believe that this will have a significant negative impact on traffic flow at the heart of the High Street. We would recommend that access to the site be from the County Buildings-Court House junction, with access created through the existing wall between the sites. A third building could be built on the High Street with a pend allowing pedestrian movement.
High Street Buildings
We find the proposals broadly acceptable. However, we have a number of areas of concern.
The proposed shop fronts are unsuitable in a number of ways. They are over fenestrated and we would wish to see stall risers, in keeping with the majority of the more traditional shop fronts in the High Street.
Traditionally, shop doors in the High Street are recessed behind a solid timber door. The proposed full height glass panel doors are untypical and undesirable.
Two-over-two timber windows would be an improvement over the proposed one-over-one windows.
We have concerns over the materials. Rainwater goods should be cast iron, not aluminium. Slates should be recycled Scottish. The fascia should be timber. We welcome the stone elements but urge the Council to seek clarification on the stone to be used, to ensure that it in keeping with other buildings in the vicinity.
Rear Buildings
We have detailed above a number of alterations we believe should be made to this scheme.
The drawings provided are not as a sufficient scale to allow an assessment of the quality of the elevations and we would urge the Council to request drawings to a higher scale. This would better allow a considered view on the windows, balustrades and other key features.
There are, again, issues about the materials. The proposed upvc rainwater are unacceptable in the Conservation Area. Recycled Scottish slates would be preferable to single sized, imported slates. The zinc cladding and roofing is out of keeping with the Conservation Area – the existing proposed pallet of materials provides alternatives.
Planning Gain
If residential development is taken forward then we would strongly suggest that the Council looks for opportunities for planning gain. This application may present an opportunity to enhance access to the south, under the railway line. The current passage is poorly maintained, poorly lit and off-putting at night. It would appear to be a strong candidate for enhancement..
Conclusions
Linlithgow Civic Trust does not believe that this is the best use of this site, but if it is to be used for residential purposes then we believe that:
- The scale of the rear building should be reduced
- Parking provision should be enhanced
- Access should provided from behind the County Buildings
We have a number of issues with materials and believe that more detailed drawings are required to ensure that the design is of a high quality, suitable for this site within the Conservation Area.
We recommend that the Council address these issues with the applicant and look forward to seeing revised plans.
Alex Adamson
Planning Spokesman, Linlithgow Civic Trust
Tel: 01506 845918; Email - planning@lct.org.uk
4 June 2011
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