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Chilliwack, Canty Bay Design Statement

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Chilliwack, Canty Bay Design Statement 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 2 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 5 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 DC (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 of this document (p. 2-28), highlights how the birds and other species. This would be both in relation to any proposal complies with policies DC1, 3 & . 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. 1-15) 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. 22-2). Finally, due to the coastal location and potential sensitivity, I suggest that prior to submitting a planning application, you request an Section 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.
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