Chilliwack, Canty Bay Design Statement
Ryan & Steph Lothian
April 2021 Executive Summary
Contents
This design statement has been 01 Introduction 3 02 The Site 8 03 The Wider Context 16 prepared by LBA to support the 04 Planning Context 23 05 Proposals 30 planning application for the replacement of an existing dwelling in Canty Bay.
21008_210325 Chilliwack Design Statement page 01 Introduction
Section Contents
01 / 1 About the Project 4 01 / 2 Background 5 01 / 3 Pre Application Discussions 6 01 / 1 About the Project
The Project
The proposal explores the replacement of an existing dwelling in Canty Bay, which despite regular maintenance over the last 85 years has reached the end of its natural life span and is no longer habitable without full replacement.
This design statement documents the state of the existing dwelling and explores the potential for creating a replacement dwelling on the site. The proposal seeks to respects the scale and nature of the surrounding properties and aims to create a new family home that celebrates the panoramic views across the Firth of Forth.
This document explains the thought process and design-led approach that has been undertaken to create a thoughtful and considered design with an emphasis on creating a positive impact on the surroundings.
Image: Overview of the existing dwelling from the south west
21008_210325 Chilliwack Design Statement page 01 / 2 Background
Background
In February 2021, a condition survey was carried out revealing that the property was in a poor condition with penetrative damp and decaying timbers. Consequently it has been advised that the only way to obtain a mortgage and make the dwelling habitable under modern building regulations is to replace the existing dwelling.
LBA were approached by Steph & Ryan Lothian to explore the potential for redeveloping Chillywack; a 2 bedroom cottage situated in Canty Bay.
The client is committed to creating a positive scheme that reflects the scale of materiality of the existing dwelling. They are also dedicated to using high quality materials and workmanship to create a progressive design that enhances and celebrates the surrounding landscape. This thought process has been fundamental for the development of the scheme.
Image: Photo showing the layers of development on site
21008_210325 Chilliwack Design Statement page 01 / 3 Pre Application Discussions
Context Principle of development Designations
Prior to lodging this application we engaged in a pre application As you noted in your original enquiry, LDP 2018 policy DC3 would The existing dwelling is located within a DC1 (Rural Diversification) discussion with Leigh Taylor regarding the principle of replacing apply to this proposal, and this, in addition to policies DC1 (Rural designation. It is also within an area of constrained coast and the existing dwelling, she provided the following key policy Diversification) and DC6 (Development in Coastal Areas), would a Special Landscape Area. There are dedicated supplementary considerations and we have commented below on where these likely be the key determining policies for the proposal. Policy planning guidance documents covering these policy areas. The are addressed within this application. DC3 allows for, in principle, the replacement of a dwelling in the Countryside and Coast SPG provides detailed guidance on countryside subject to certain criteria. each individual coastal area, with this plot being within Area 9: St Baldred’s Coast. Specific guidance is provided for new Based on the information provided so far, it would appear that developments here within Table 3. The Special Landscape Area this proposal may be supported in relation to DC3. This would SPG also provides guidance on preserving the landscape and how however need to be fully assessed through consideration of detailed to design developments to minimise impacts. Reference should be evidence submitted regarding the condition of the existing property. made to these when designing any replacement dwelling. It would also be advisable to submit details of any maintenance that has been carried out in order to demonstrate attempts to It is our understanding that the site lies within Special preserve the property to date. From the report provided already, it Landscape Area 28 - Tantallon Coast. would appear that the building is in such a poor condition that it The table on page 28 demonstrates how the proposed is likely beyond repair and not suitable for retention or habitation. development meets the ‘Guidelines for Development’ along Policy DC3 only allows for replacement of a dwelling where it is of the Tantallon Coast. similar scale and massing, therefore detailed consideration would be given at the application stage as to whether the proposed Biodiversity replacement house is of a similar scale. Any proposal that is much larger in scale or massing than the existing dwelling would not be Whilst the plot is not within the SSSI, Ramsar or Special Protection supported. Area, it is in very close proximity. There may therefore be issues to consider regarding the protection of and any disturbance to Section 4 of this document (p. 26-28), highlights how the birds and other species. This would be both in relation to any proposal complies with policies DC1, 3 & 6. species currently nesting in or around the property, and also the disturbance that will occur during the construction of a new The condition survey for the existing dwelling has also been dwelling. This is likely to be relatively low, however I recommend uploaded with this application, which renders the property unmorgageable and unsuitable for habitation. you contact Catherine Cumming who is the Council’s Biodiversity Officer for specialist information on this. Section 3 (p. 14-15) also includes photographs of the existing building along with a short description of what maintenance ‘Bat Roost Potential and Breeding Bird Surveys’ have been has been carried out by the previous tenants over the years. uploaded as part of this application and reveal no evidence or roosting bats or nesting birds. More information can be Section 5 demonstrates that the proposed dwelling is of a found on page 21. similar size, scale and mass to the existing dwelling.
21008_210325 Chilliwack Design Statement page Design and materials The Council’s Archaeology Service can provide more detailed information on pre-demolition recording of the building and site The existing dwelling is within a sensitive landscape area and also investigations before any work is undertaken on the plot in order in relatively close proximity to Tantallon Castle. This Scheduled to manage the buried archaeology which may be present on the Monument can be seen from a long distance, and therefore it will site. be important to carefully consider the choice of materials in order for the new dwelling to fit well into the sensitive landscape and Our client appreciates that it may be necessary to carry heritage setting. Buildings are typically single storey and include out some research, site investigations and historic building whitewash cottages at Canty Bay and other small pockets of houses recording prior to demolition of the existing dwelling. or agricultural buildings. Policies DP1 and DP2 will be particularly We understand that this may be attached as a planning important to determining any application, and consideration condition and will await the consultation response from the must be given on how the design will meet the criteria of each Councils Archaeology Service prior to instructing any works policy. In addition, there is further more detailed guidance on new of this nature. development design within the Design Standards for New Housing Areas SPG. Other issues to consider The dwelling is nestled into the landscape and around the headland from Tantallon Castle so can rarely be seen from As I am sure you are aware, there is a Right of Way which passes the same vantage point, unless out at sea. just to the south of the plot. Any new development must not result That being said, the materials have been carefully considered in any change to the accessibility of this path. and reflect those found else where at Canty Bay, as shown in Section 3 (p. 22-24). Finally, due to the coastal location and potential sensitivity, I suggest that prior to submitting a planning application, you request an Section 4 of this document (p. 29), highlights how the proposal meets the criteria of DP1 & DP2. Environmental Impact Assessment Screening Opinion from East Lothian Council to determine whether the proposal would be considered EIA development or not and also whether a Habitats Regulation Appraisal would be Heritage
The property is unlisted however it is a pre WW2 building. As these The footprint of the proposed building is largely the same as are becoming increasingly rare in East Lothian, it may be necessary the existing dwelling and will therefore not affect the existing to carry out some research and have recording of the building Right of Way. This is shown on the existing & proposed site carried out prior to demolition. The building is also situated within plan in section 5 (p. 37). an area where there is a high likelihood of buried archaeology We have been informed that an Environmental Impact being present. There are a number of locations nearby where Assessment Screening Opinion will not be required under the there have been finds recorded, for example to east and south EIA Regulations because the site area is just 0.025 hectares. west of the plot. 02 The Site
Section Contents
02 / 1 Location 9 02 / 2 Site Images 10 02 / 3 Analysis of the Existing Dwelling 12 02 / 4 Site Analysis 14 02 / 1 Location
Location
The site is located in Canty Bay, a semi-rural setting to the East Bass Rock of North Berwick. There are several other properties within Canty Bay, a number of which belong to a local Scouts group.
Craigleith Tantallon Castle & Gin Head lie to the East of the site, however
theseAll levels are and behinddimensions tothe be checked headland on site and therefore not visible from the prior to construction / fabrication; report site.discrepancies Bass rockimmediately. can Do be not scaleseen to the North East of the site. dimensions from this drawings. This drawing is copyright protected. TheREVISIONS site consists of an existing 2 bedroom cottage that was built around 1936. There is a strong level change from north to south
Pavilion (as highlighted in the following images) and the beach lies directly north of the site. There is also a public right of way which passes just to the South of the plot which will not be affected by the development.
The site comprises of a series of key features that inform the design and create the opportunity for a well integrated design and The Site Gin contextual driven response. Head 74
2 78 Tantallon Castle North Berwick
82
84 1
INVERLEITH GROVE
34
90
30 94
INVERLEITH PLACE Newbridge 98 Broxburn
N
Image:KEY Aerial image Proposed showing Site the Boundary site and surroundings.
18 WALKER STREET EDINBURGH EH3 7LP 0131 2267186 [email protected] PROJECT DRAWING DRAWING NO.
1:1250 / A4 0 10 20 30 40 50m 84 Inverleith Place Location Plan 17052PL001 21008_210325 Chilliwack Design Statement page Edinburgh 02 / 2 Site Images
A selection of site images showing the existing state of the cottage and the stong level change across the site.
Image: View of Chillywack Cottage from the top of the adjacent hill side, Image: View of Chillywack Cottage from the beach, when arriving from Canty Image: South Western Elevation of Chillywack Cottage showing it’s relationship to the Ingridsten Cottage Bay
21008_210325 Chilliwack Design Statement page 10 Image: North Eastern Elevation of Chillywack Cottage Image: South Eastern Elevation of Chillywack Cottage Image: North Western Elevation of Chillywack Cottage, highlighting the steep level change across the site
21008_210325 Chilliwack Design Statement page 11 02 / 3 Analysis of the Existing Dwelling
Issues with Retention | Condition Survey
Extract of condition survey carried out by Allied Scotland Chartered Surveyors
“The walls are single skin timber panelling and the roof is pitched and tiled. There is no roof void. Internally the property is considerably basic with no central heating, inadequate kitchen units and basic washing facilities, none of which adhere to a standard that would be expected of a modern home.
Whilst the property has obviously been maintained over the years, it is now in a poor condition with dated roofing tiles, penetrative damp to some walls, softening window frames and corrosion to rainwater goods. The property has no insulation, decaying timbers and an unknown dated substructure, all of this implies that this property would not be susceptible to renovation that would meet modern building standards.
Due to the construction method, materials used and the poor overall condition of the property it is certainly not mortgageable through mainstream lenders and, in my opinion, it is not suitable for occupation. I can see no obvious way of making it mortgageable/ habitable without full replacement.”
Image: The footprint of the existing dwelling
21008_210325 Chilliwack Design Statement page 12 02 / 3 Analysis of the Existing Dwelling
Maintenance of the Dwelling
The previous owners of the cottage provided our client with the following information regarding what maintenance has been carried out on the property in an attempt to preserve it.
“They informed us that since the property is a wooden structure it has had regular wood treatment/painting over the years to protect it from the elements along with any additional roof tile or gutter replacement where required. At no point was water or other elements allowed to ingress into the property and cause damage. Neither have they allowed conditions to manifest any insect infestation or damage to the property via plants. They have kept it clean, tidy and maintained the small garden area. They stated that since it was built in 1936 it has stood the test of time quite well considering its location and type of structure, which is testament to the care it’s had.
They said that they had tried as best they could to maintain the building over the years but laterally the exterior wood cladding, wooden frame windows, gutters and structural wooden supports 7 have reached the end of their natural lifespan due to the continual exposure to the maritime climate.”
21008_210325 Chilliwack Design Statement page 13 02 / 4 Site Analysis
Bass Rock
Access
Access to the site is provided by a shared private driveway located Bass Rock just off the A198 between North Berwick and Auldhame. Parking is provided at the end of this driveway and the site can then be reached on foot as illustrated in the adjacent diagram.
Craigleith Views
& Canty Bay - rth - - f Fo - o - The site boasts fantastic views across the Firth of Forth &All backlevels and dimensions to be checked on site irth - F - prior to construction / fabrication; report e > discrepancies immediately. Do not scale th towards Canty Bay. Most notably the Bass Rock can be seen to ss dimensions from this drawings. This drawing is ro copyright protected. c North East of the property. A w REVISIONS ie V
-
-
- Pavilion
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-
-
-
-
The Site <
The Site Gin Head
Tantallon Castle 74 North Berwick
2 78
82
84 1
INVERLEITH GROVE
DRIFT 34 Coffee Shop 90
30 94 Newbridge
Broxburn INVERLEITH PLACE Key — 98 Access to Canty Bay Parking Pedestrian Access to SIte N A198 Views
Image: Aerial image showing the site and surroundings. Image: Aerial image showing the site and surroundings.KEY Proposed Site Boundary
21008_210325 Chilliwack Design Statement page 14 18 WALKER STREET EDINBURGH EH3 7LP 0131 2267186 [email protected] PROJECT DRAWING DRAWING NO. 1:1250 / A4 0 10 20 30 40 50m 84 Inverleith Place Location Plan 17052PL001 Edinburgh All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected.
REVISIONS
Pavilion
74
2 78
82
84 1
INVERLEITH GROVE
34
90
30 94 02 / 4 Site Analysis INVERLEITH PLACE 98
N
KEY Craigleith Proposed Site Boundary
18 WALKER STREET EDINBURGH EH3 7LP 0131 2267186 [email protected] PROJECT DRAWING DRAWING NO.
1:1250 / A4 0 10 20 30 40 50m 84 Inverleith Place Location Plan 17052PL001 Edinburgh
Summer Summer Sun Sun >18m
Winter Winter Sun North Berwick Sun
Relationship with Neighbouring Properties Orientation & Prevailing WInds Topography
The surrounding properties are all more than 18 metres from the site, therefore Whilst the dwelling is orientated North to maximise views there is scope to create Due to the gently sloping topography of the site and its surroundings there we do not consider there to be any privacy issues. a dwelling that benefits from the late afternoon & evening sun. Furthermore, is an opportunity to bury the new dwelling into the landscape. Therefore given that there is a prevailing Northeasternly wind, there is a strong argument significantly reducing any visual impact on the surrounding landscape. for creating a sheltered seating area to the South West of the property.
Drawing Key Drawing Key Drawing Key — — — Site Boundary Site Boundary Site Boundary Pedestrian Access to Site & Neighbouring Property Sun Path Slope Upwards Distance to neighbouring properties Prevailing WInd
21008_210325 Chilliwack Design Statement page 15 03 The Wider Context
Section Contents
03 / 1 History of Canty Bay 17 03 / 2 Special Landscape Area 18 03 / 3 Biodiversity & Natural Heritage 19 03 / 4 Surrounding Buildings 20 03 / 5 Emerging Material Palette 22
21008_210325 Chilliwack Design Statement page 16 03 / 1 History of Canty Bay
Old Photograph of Canty Bay, before cottages were An Overview of Canty Bay & Chillywack Cottage all painted white - 1934 Canty Bay is a former fishing hamlet, dating back to the 18th Century when the stone cottages were used by local fisherman. The timber clad cottages to the North of the Bay (Including Chillywack) are a more recent addition and are thought to have been built in the 1930’s.
In the 18th & early 19th Century there was a boat service between Canty Bay & Bass Rock. The Inn Keeper at Canty Bay would collect visitors from the Railway Station in his horse drawn carriage and then row passengers to the Bass Rock.
In 1923 the property of Lower Canty Bay was purchased by the Scout Master of the Charlotte Baptist Chapel Scout Troop, Mr William Edgar Evans. In 1936 Evans generously gifted the properties to the Evans Trust, which aims to promote Christian growth of young people. These properties remain in the Evans trust and are still used by the Charlotte Baptist Chapel Scouts today.
Old Victorian Ordnance Survey Map of Canty Bay None of the properties of Canty Bay are listed, including 1888-1913 Chillywack Cottage.
21008_210325 Chilliwack Design Statement page 17 03 / 2 Special Landscape Area
Working within a Special Landscape Area (SLA)
The site is located within Special Landscape Area 28 - Tantallon Coast. It is characterised as a highly scenic and diverse stretch of coastline with important prehistoric settlements, medieval sites and wartime remains. The Site The purpose of SLA designations is not to prevent development, but to ensure that any development doesn’t harm the area. Consequently the proposed development will strives to meet the ‘Guidelines of Development’ outlined for Tantallon Coast in Part 3 of the Special Landscape Areas, supplementary Planning Guidance.
Housing within Special Landscape Areas is common across Scotland, and there are many examples that highlight the opportunities that such housing brings. Special Landscape Areas are living places, with many functions and activities, including homes, working on the land or nearby. By extension they, strengthen existing communities and help keep rural places sustainable.
Replacing the existing dwelling offers the opportunity to enhance an area of the Tantallon Coast, and will help to avoid the presence of a derelict and run down property interrupting this beautiful stretch of coastline.
Tantallon Coast Special Landscape Area Boundary Map Extract
21008_210325 Chilliwack Design Statement page 18 03 / 3 Biodiversity & Natural Heritage Designations
Working in close proximity to Natural Heritage Designations
Whilst the site is not within any Natural Heritage Designations, it does lie within close proximity to Firth of Forth, which has the following designations:
- Sites of Special Scientific Interest (SSSI) - Special Protection Area - Ramsar Wetland Site
Consequently the necessary precautions will be taken to ensure that the proposed development will not directly or indirectly affect the conservation interests of these sites.
The Site Ecological Surveys of the property have been carried out by Baker Ecology to inspect the existing dwelling for any bat roost potential or nesting birds. The following conclusion were made:
“The findings of both surveys suggest that neither roosting bats nor nesting birds are currently ecological constraints at this property, so neither need any further consideration in the planning process.”
NB. The survey has also been uploaded to the portal for your reference.
Natural Heritage Designations Area Boundary Map Extract
Drawing Key — Site of Special Scientific Interest (SSSI) Special Protection Areas Ramsar Wetland Site
21008_210325 Chilliwack Design Statement page 19 02 / 6 Surrounding Buildings
White washed stone cottages lying to the West of Canty Bay, Ingridstuen Cottage | A timber clad cottage of a similar era to Beach House | A timber clad cottage with a slate roof located directly to the left of the track leading belonging to a local scout group. Chillywack directly to the East of Chillywack Cottage to Chillywack Cottage
21008_210325 Chilliwack Design Statement page 20 Exposed Stone cottage with a slate roof nestled near the entrance DRIFT Coffee shop, located on the headland overlooking Canty DRIFT | Contemporary timber clad shipping containers with vast amounts of glazing to maximise view to Canty Bay Bay & Bass Rock. across the Firth of Forth and out to the Bass Rock
21008_210325 Chilliwack Design Statement page 21 02 / 7 Emerging Material Palette
The following swatches highlights the predominant materials present throughout Canty Bay.
White Washed Stone Clay Roof Tiles Exposed Stone Slate Tiles Light Timber Cladding Dark Stained/Painted Timber Natural stones of the Cladding surrounding beach
21008_210325 Chilliwack Design Statement page 22