Planning

Planning Report 2004-05

Ron Smith

As in past years, the Executive Committee has spent much time debating controversial planning issues affecting Linlithgow. Things are about to come to a head with the imminent publication of the latest version of the West Lothian Local Plan which will shape the future of the town. Do contact us about joining the Executive Committee if you would like to be more closely involved in such discussions.

West Lothian Local Plan - The Future Shape of Linlithgow

The Trust will shortly receive fresh consultation on the West Lothian Local Plan - it understood that the revised finalised draft will be published in late May or early June this year. Readers with a long memory will recall that the Trust lodged eight formal objections to the finalised Local Plan in October 2001; not surprisingly some of these have been overtaken by events! The main objection, still valid, related to the continued potential for hundreds of additional houses in the town without proper consideration for service and infrastructural implications - at present, 171 houses are under construction in the town with potential for another 382 in accordance with development plan policy, making a total of 553.

Current discussions are taking place with Linlithgow Community Council about the preparation of an agreed 'community' response to the Local Plan, possibly in the form of an alternative Development Plan for Linlithgow. As far as the Trust is concerned, such a plan would have regard to past submissions, originally prepared in 2000 by Tony Smith, stating that, although the Trust would definitely prefer development restraint to continue, there is the distinct possibility that this will (or even has) 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.

The Trust's general policy on new housing development in the town was publicised in the Linlithgow Gazette on 6 June 2003. This statement accompanies all comments to West Lothian Council with regard to planning applications the approval of which would have implications for public services, infrastructure and congestion in the town. The content of any alternative Development Plan for Linlithgow, and how the above policy will be put into practice, are likely to be the subject of a special meeting in May or June. In the meantime, members are urged to think about items for inclusion on any 'shopping list' of town improvements.

Planning Applications

During the past year, Ron Smith has 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 2005, the Trust commented on around 57 planning applications received by West Lothian Council, compared to 54 the previous year and 56, 44, 48 and 46 in the years before that - a continuance of the increasing trend. As before, the Trust is sometimes informed of the Council's decisions, sometimes not, although notification is on the increase!

Prospective development activity which has been the subject of consultation is as varied as always, ranging from conservatories, house extensions, shop front alterations, timber decking, High Street backland development and mobile phone masts to significant housing, educational and retail proposals. 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:-

• Erection of 6 flats and conversion of the 'listed' old tannery to form 4 flats, behind 121-224 High Street (proposal by David Oliphant) - generally supported by the Trust, particularly as the scheme was sensitively designed and would ensure the continued existence of the structure of the old tannery. However, vehicular access across the High Street pavement will cause conflict between cars and pedestrians.
• Erection of 64 flats at Edinburgh Road - petrol station site (Miller Homes) - Subject to the Trust's usual caveat with regard to its general policy on development in the town, this application was supported as a means of potentially improving the town's eastern approach. However, the blocks of flats proposed were considered "poorly designed and completely out of character with their surroundings in terms of layout, built form and materials". Further consultation on this proposal is expected. In addition, it is likely that the 'bond' site to the east will be the subject of a further housing application.
• Renewal of outline planning permission for housing development on abattoir site, Braehead Road (R Y Henderson & Sons) - The Trust continued to support the principle of this proposal, provided that the number of dwellings was considerably reduced from the 64 flats proposed in 2001, and subject to good and appropriate layout and design.
• Erection of house in Back Station Road (opposite station entrance) - Concern was expressed mainly that the very modern design of the proposed house on this very restricted site was out of keeping with the conservation area - the proposal was very quickly refused by the Council for design reasons and because it failed to make appropriate provision for access to the canal embankment above.
• Demolition of factory and erection of 35,800 sq metre residential school (Donaldson's College) - The Trust's support for the principle of the development was reported in the last newsletter. The subsequently-received detailed application was something of a challenge for the Trust to consider, and was the subject of considerable debate within the Executive Committee. Whilst the landscape treatment, including retention of the mature trees around the site, was desirable and uncontroversial, the building itself was proposed to be uncompromisingly modern in style with flat roofs, artificial and concrete cladding and long horizontal windows. Although it was considered that the nature of the site lent itself to a building of good, modern design, concern was expressed about the flat roofs, exposed concrete walls and the lack of natural materials. Further information was requested about the nature of the building materials and the design of the windows, and this information has since been promised by the Council.
• Demolition of bus depot and erection of 34 flats and 2 retail units at 81-87 High Street, Linlithgow (Elphinstone Homes (Kelvin) Ltd) - In principle, demolition of the bus depot and its replacement with high-quality development such as housing was supported, but it was felt that wider issues such as car/bus parking and the future of the adjacent County Buildings suggested the need for a more comprehensive review. Removal of the current building facing the Cross and the proposal for its replacement with buildings in traditional style were welcomed, although restoration of the fully continuous High Street building frontage would have been preferred, with vehicular access via the back of the County Buildings. The Trust also objected to the modern style and cramped layout of the buildings proposed for the rear of the site.

Further to previous reports on applications:

• The outline application for retail development at Falkirk Road, Linlithgow Bridge (Catherwood site) - the Trust objected to this proposal back in January 2004, mainly because of its likely effects on the commercial (and hence environmental) well-being of the High Street. Our objections received Gazette publicity at the time. However, the application was not formally considered by West Lothian Council until December 2004 (see articles in last Newsletter) when it was approved subject to referral to the Scottish Executive. The Executive, after the customary delay, has recently informed us that it does not intend to interfere with the Council's decision. This means that the principle of a retail park on the site is now established and we await sight of any detailed planning application.
• The Council's decision to refuse a proposal for a dormer extension to a house in Strawberry Bank, was confirmed after an unsuccessful appeal to the Scottish Ministers.

Continued consideration of minor applications is also 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.

Conservation Area Enhancement

Members may recall that, last May, we wrote to the Chief Executive of West Lothian Council, requesting that the Council should consider the possibility of promoting a townscape improvement scheme for the centre of the ancient Royal Burgh, either Historic Scotland or Lottery funded. It is understood that the very impressive upgrading of the old town centre in Queensferry was a 'Town Scheme' funded by Historic Scotland and that major improvements for Dunbar, Leith, Montrose, the Trongate area of Glasgow, West Wemyss and nearby Bo'ness are receiving, or have received, funds from the Lottery. In particular, it was noted that the Heritage Lottery Fund could pay 50% or more of the total cost of eligible schemes, up to a maximum of £2,000,000.

The Council's reply that it was unable to commit to such a project at present was followed up by a letter from the Trust suggesting that at least the street lighting in the High Street could be upgraded in a manner similar to that recently undertaken at the West Port, such that more sensitively-designed lampposts could accommodate the flowering baskets that the Burgh Beautiful campaign wishes to promote. Again, we were informed that, however desirable such an improvement would be, no funds were currently allocated.

There still remains the possibility of large-scale improvements to the town centre in the longer term resulting from the Council's current (but delayed) appraisal of the Linlithgow conservation areas being carried out in consultation with the Civic Trust, but we will, in the meantime have to work with what we have!

Ronald P A Smith BSc MRTPI, LCT Chairman & Planning Officer

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