Planning Report to the AGM - April 2004

West Lothian Local Plan

The Trust awaits fresh consultation on the West Lothian Local Plan. Readers with a long memory will recall that the Trust lodged eight formal objections to the finalised Local Plan in October 2001. The main objection related to the continued potential for hundreds of additional houses in the town without proper consideration for service and infrastructural implications. We referred to our past submissions (prepared by Tony Smith) stating that, although the Trust would definitely prefer development restraint to continue, there is the distinct possibility that this will become unsustainable and that, in these circumstances, a properly planned and managed approach to town expansion may, in the longer term, bring the community more tangible benefits than continually trying to accommodate the results of approving ad-hoc planning applications.

This was reflected in the Trust's response to the 'Major Expansion Concept Test' for Linlithgow, prepared by the Council. It is worth repeating the Trust's view that the local community should extract the maximum benefit from any inevitable town expansion, otherwise prospective developers latching on to this opportunity would seek to avoid any responsibility for improving the local environment and services. The Trust has stated that no expansion whatsoever beyond the present town boundaries would be acceptable unless it formed part of a comprehensive plan which forced the developers to carry out works which would allow for such things as:-

• traffic reductions in, and high quality environmental improvements to, the High Street (possibly using a short by-pass parallel and north of the M9, landscaped so as not to be seen from the Palace, since a southern route would be much too long to have any effect)
• a four-way junction at Burghmuir
• adequate primary and secondary educational capacity
• full-scale improvements to the Burgh Halls (and possibly acquisition/restoration of the Victoria Hall to form a local theatre)
• etc, etc.

Planning Applications

 During the past year, I have continued to comment on planning applications referred to the Civic Trust by West Lothian Council. This work continues to be done in association with the West Lothian History and Amenity Society. The Trust is consulted automatically about applications which affect either Listed Buildings or property within the Conservation Areas. In addition, the Council will, on request, consult us about any other planning application on the Weekly List which we consider to be of special interest.

In the 12 months to 31 March 2004, the Trust commented on around 54 planning applications received by West Lothian Council, compared to 56 the previous year and 44, 48 and 46 in the years before that - a similar number to last year's increased workload. In addition, we were consulted by letter on four proposals, mainly amendments. The Trust is increasingly being informed of the Council's decisions, and has twice, over the past year, been invited to attend site inspections with Scottish Executive reporters dealing with appeals against the refusal of planning permission.

Prospective development activity which has been the subject of consultation is varied, ranging from conservatories, house extensions, shop front alterations and satellite dishes to significant housing and retail proposals. There is still considerable pressure for the conversion of outbuildings behind High Street properties; one in particular for the conversion of a bakehouse (next to the bus station) was refused on appeal. Many of the more significant and contentious applications have, as in previous years, already been brought to the attention of members through the newsletters issued over the past year. In summary these were:-

• Proposal by R & G Homes for 14 flats on the site of a commercial yard in Edinburgh Road (opposite St Magdalene's) - this initially caused concerns, but the plans were altered sufficiently to allay the Trust's concerns. Approved by the Council.
• Application to convert the former West Port Annexe of Linlithgow Primary School to 11 flats and construct 12 new dwellings in the playground - the initial proposals for the new houses were the subject of a strong objection from the Trust, mainly owing to totally inappropriate design and materials. The proposal was subsequently amended (improved) and approved by the Council, but reservations remain about the scale of the four-storey corner building, and strong concerns about the safety of the vehicular access have not been resolved.
• Proposal for an external access ramp to the Clydesdale Bank in the High Street, extending over more than half the pavement width. This curiously insensitive proposal, which would, if approved, have had serious precedent implications for the whole High Street, was the subject of objection from the Trust and was refused planning permission by the Council.
• Amended application by McCarthy & Stone for four-storey, 65-flat sheltered housing complex at Blackness Road - the revised proposals, giving the development a far better setting, addressed the Trust's earlier concerns and no objection was lodged. 
• Outline application for retail development at Falkirk Road, Linlithgow Bridge (Catherwood site) - the Trust objected to this proposal because of its likely effects on the commercial (and hence environmental) well-being of the High Street and because it was felt that the housing development already proposed for the site had the potential to help create a more attractive western entrance to the town. Our comments on this were reproduced in full in the Linlithgow Gazette on 23 January 2004.
• Two applications for houses in gap sites off Union Road; one of these sites was very cramped.
• Proposal for a dormer extension in Strawberry Bank, refused by the Council, and now the subject of an appeal to the Scottish Ministers.

Continued consideration of minor applications is important. Attention to detail is required to ensure the effectiveness of Conservation Area and Building Listing controls as a means of preserving the character of the town - the cumulative effect of unsatisfactory developments, each perhaps apparently quite minor, can be significant. Although not all of the Trust's recommendations are acted upon, its comments are welcomed by the Council and are generally thought to be influential.

Other Planning and Environmental Matters

Over the past year, the Trust has been consulted on a 'Conservation Area Character Appraisal' for the central conservation area. This is a pilot document, one of two in Scotland, which it is hoped will form the basis upon which improvements of the required quality will be implemented.

The Trust has also voiced its objections to West Lothian's intention to close the County Buildings in Linlithgow and centralise its office functions in Livingston.

Ronald P A Smith BSc MRTPI, Chairman
Linlithgow Civic Trust
April 2004

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