,WHP D
PROPOSED DEMOLITION OF EXISTING RESIDENTIAL PROPERTY AND REPLACEMENT WITH NEW at Benula, Ardeonaig, Killin, FK21 8SU.
For Mr. James Devine.
Planning reference 13/0457/FUL
Delegated refusal dated 26th March 2014.
SUPPORTING SUBMISSION in relation to Notice of Review June 2014
Prepared by McKenzie Strickland Associates 23 Bank Street, ABERFELDY, PH15 2BB t: 01887 829228 eml: [email protected]
CONTENTS x Introduction x Applicant and Application background. x Reasons for requiring a review and justification for contesting the delegated decision. x Concluding Statement.
Page 2 of 12 INTRODUCTION and PROJECT HISTORY
Mr. James Devine appointed McKenzie Strickland Associates (MSA) in June 2011 to explore the development potential Benula, Ardeonaig, Loch Tay, Stirlingshire. MSA were familiar with the site, its setting and environs having carried out work in the preceding years for the previous owners – Mr and Mrs Patterson.
After extensive analysis of the clients brief a detailed site investigation was carried out including local environmental and precedent studies.
The rationale for the proposal is to provide an architect designed property, more responsive to its environment and suitable for modern living, to replace the habitable, but sub-standard existing bungalow.
On completion of the foregoing a sketch design exercise was instigated and after development it was agreed consultation with Stirling Council should be progressed in order to secure the preliminary view of the local planning authority. Pre planning application advice was sought in September 2011 and a response was secured in writing on the 3rd of November 2011. The preliminary feedback made reference to securing compliance with policy H10A – and the concluding feedback was deemed positive.
After extensive detailed design discussions with the applicant a planning application was formally submitted on the 9th July 2013. Following submission there was a period of discussion between the applicants, the agent and the client as it was clear support from the local officer was not forthcoming despite the initial positive response from the officer who dealt with the pre planning submission. There was a strong desire to work with the local authority officers to secure a design that would add significantly to the quality housing stock and of
Page 3 of 12 course meet the applicants desires and aspirations. After extensive discussion including the exploration of alternative design solutions it was clear support from the planning officer was not going to be forthcoming and the officer was asked to determine the application on the 2st of January 2014. Stirling Council took until the 26th March 2014 to formalise their delegated decision. The Council set out 4 reasons for refusal – as follows.
1. In the opinion of the Planning Authority, the proposals do not comply with Policy E15 of the Stirling Council Local Plan 1999 in that the proposals are not deemed to consider the siting and design of the proposed dwelling within an Area of Great Landscape Value.
2. In the opinion of the Planning Authority, the proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 4a (i) Replacement and Renovation of Single Houses in that the proposed dwelling is not of a similar scale to that of the house which it is replacing.
3. In the opinion of the Planning Authority, the proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 4 in that the proposals are not deemed to be similar to that of the existing house in terms of orientation, distance from the road and are not deemed to create a better landscape fit.
4. 4 In the opinion of the Planning Authority, the proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 8 (iv), in
Page 4 of 12 that the replacement houses is not deemed to be designed and sited in a manner appropriate to the Countryside and sympathetic to the setting of the site.
The applicant wishes to contest this decision by way of local review for the reasons stated later in this supporting statement. This document should be read in conjunction with the drawings and supporting statement that were submitted with the original application.
Reasons for requiring a review and justification for contesting the delegated decision.
Fundamentally consideration must be given to the existing house on the site.
The existing circa 1970’s bungalow which currently occupies the site contributes nothing to the quality of the built environment. It is a generic design that can be found all over Scotland – it is not site specific.
a. No attempt has been made to reference local building materials. The roof is covered in brown / grey concrete profiled roof tiles. The walls are primarily dry dash render with plastic windows. There is a base course of brick / concrete Fyffe stone block in some area. The roof pitch and form of the house is very much ‘kit house’ in its feel and execution.
b. No attempt has been made to address the sloping nature of the site. The current house position and level does not sit well with the landscape due to its entry floor level.
Page 5 of 12 c. There are a number of existing extensions (probably 3) which do not compliment an already failing design. The sun room to the north is incongruous as is the use of concrete roof tiles, plastic gutter and downpipes, PVCu windows and shallow roof pitches.
d. The design and fabric of the building are sub-standard and do not offer an acceptable standard of modern living. The rate of heat loss from the existing fabric and inaccessibility of the main level of the house are unacceptable in terms of Building Standards minimum requirements.
Planning Permission has been granted historically for extending the property together with very substantial remodeling. This (pre-existing consent) was for and earlier owner and whilst it would have vastly improved the overall appearance a considerable degree of compromise was still necessary. After a change of ownership and further design development it has been concluded that the current design of the house is not readily improvable by extending or remodeling yet again. Financially, further extending and improving the property again would be a short term solution which has been adopted in the past; resulting in the contextually unacceptable built form we see today remaining on the site. Therefore demolition of the existing house and replacement with a new dwelling in the general position shown opposite is clearly the more appropriate option.
Page 6 of 12 THE SITE and LANDSCAPE VALUE
• Site location
Located at Ardeonaig, on the south side of Loch Tay along the Kenmore to Killin road, Benula affords stunning view across Loch Tay towards the north-west from within the curtilage of the existing house grounds. It must be recognised that the site is remote but not isolated. The site is not overlooked by any other property in close vicinity. The nearest overlooking opportunity is in fact from the opposite side of Loch Tay. Casual views into the site are certainly afforded from users of the Loch Tay itself. It is recognised a view of the news house will be afforded from the South Loch Tay road – but this road is many tens of meters away from the house and is separated by topography, fencing and extensive tree planting (already carried out). It should also be recognised that only one side of the house will be visible – i.e. the gable of the house facing the road.
x Adjacent properties
The only properties bordering the site are at the main roadside. These buildings are typical, vernacular farm buildings constructed in natural materials with stone walls and slate roofs. We have sought to employ these materials in the proposal. There are a sginificant number of very large properites surrouning the site. Loch Tay has a broad range of house types ranging from small converted cottages eg the old post office in Ardeonaig to modest 3 / 4 bedroom houses eg converted farmohuses eg. The Artalnaig Farmhouse. There are also a siginificant number of largeer domestic residences around the loch such as Rock House near Acharn, Kiltyrie House (completed 2012), New house at morenish (opposite the application site – presently under construction).
Page 7 of 12 x Site description The Applicant’s land occupies circa 59, 000m2 of land on the south bank of Loch Tay.
The proposed site is wholly within the Client’s land and located to the North West of the existing dwelling on a sloping part of the existing garden.
The land owned by the Client is well established, and defined on the south side by the Kenmore to Killin road and Loch Tay to the north. An old stone dyke bounds the site to the west and a post and wire fence defines the east site boundary.
The approach to the site is across gently sloping and maintained grassland until the site slopes away dramatically to the north-west. Although the site affords views of Loch Tay, it is visually obscured by mature trees to the north which also offer shielding from the elements. Significant tree planting, landscaping improvements and landscaping maintained has been carried out since the application was submitted and considered by the planning officer – this further enhances the setting of the house and site.
PROPOSED SCHEME
Proposed House Site
The new house site occupies land to the north-west of the existing bungalow. In relation to the existing house, the site will be further from the road by approx. 20m, and at a substantially lower level in relation to the road and the existing house because of the sloping topography of the proposed site.
Page 8 of 12 Site, setting and context
The location of the proposed building was carefully selected in order to maximize solar gain, maximize the view to Loch Tay, Ptarmigan Ridge and the surrounding stunning landscape. The selected location is a significantly better landscape fit that the existing house. It is recognized the selected site is more dramatic than the existing house – that is to be expected on such a dramatic location. Careful design techniques have been employed to ensure the house sits within rather than on the site. Stepped levels within the house and a non rectilinear approach ensure the house is a comfortable fit. The site position provides views as well as shielding, by virtue of existing tree positions that bound the application site to the north and south. These trees, together with the lower level in relation to the existing house will, as previously stated, reduce any visual impact from the access road but also from the opposite bank of Loch Tay to the north. At the same time, the proposed site allows the view to open up to the north-west whilst allowing the trees to form a backdrop and skyline from the two main points from which this building will be observed by the public, if at all.
This positional approach and the use of stone elements in the design for walling material, will promote the concept of “rooting” the building in its landscape, rather than being “applied” to the landscape like the existing bungalow.
Scale of the proposed building.
Concerns have been expressed by the Council in relation to the scale of the proposal. Certainly the proposed building is larger than the scale and size of the building which it is replacing. Consideration must however be given to the scale of the proposed building but also the scale of other buildings in the area and the size of the land owned by the client. Clearly this is a relatively large house by modern standards and a house of this size on a more modest plot would indeed be incongruous. However the applicants land ownership is significant and a
Page 9 of 12 house of this size is not overbearing given the site, it environs and context. The following may assist to illustrate the proposal in context,
1. Benula as existing - total footprint = 230m2
2. Benula (as consented by planning for the alterations and extension) i.e. the ‘Patterson’ project = 317m2. (Additional areas could have been sought and would have, in all likelihood, been approved. Additional other development within the ‘Patterson’ project could have been considered such as garaging and outbuildings.)
3. Benula as per the ‘refused application’ = 476m2.
4. Kiltyrie House on opposite side of Loch from Benula. Planning consent PKC 09/02001/FUL. New build house= 636m2.
Page 10 of 12
CONCLUSION
From the reasoning outlined within this document, it is believed that compliance of the proposed residential site at Ardeonaig has been demonstrated on the following basis: -
x The existing house is habitable, but sub-standard, and of a design that is not readily improvable or extendable. Any further amendments or alterations will not secure or significantly improve a failing design and building location.
x Existing site planting provides natural visual screening and backdrop when viewed in context from the main aspects into the site whilst allowing an open view down the Loch to the north-west. Significant planting has been carried out since the application was submitted and additional landscaping works are under constant review.
x The current privately shared access route is available but given the requirement for privacy and avoidance of conflict with the adjacent farm it has been decided to reuse an existing access closer to Killin. The existing access is also very steep and has very poor visibility. Access to the site will be provided by reusing the existing gate from meadow resulting in a very significant improvement in terms of amenity and safety.
x The siting of the new building shall be subservient to the existing landscape by being further from the main road and lower lying than the existing house.
x Local, natural materials will be used as first choice for the external building fabric.
Page 11 of 12 x This statement demonstrates that the application for detailed planning meets the requirements of the Local Plan, and that the proposal is suitable in terms of scale and density and that it would not be to the detriment of the surrounding amenity and provides adequate safe access. Once planning has been established, the applicant’s aspiration is to construct a house with a modern design which draws on local proportion, materials and detailing that will respect the site topography and character of the neighboring area whilst complimenting the surrounding streetscape, landscape and architecture. x The house is a significant addition to the landscape setting, the quality of the housing stock and will become a quality building for the next 100 years (unlike the existing building). It is potentially a building that will become a structure worth preservation in the years to come for future generations. x A significant investment is required to construct the house – this will offer significant construction and construction related employment during the build period and afterwards in terms of maintenance. x The application represents an opportunity for an exemplary modern and sustainable house design which would contribute to the local requirement. This opportunity would be passed by if the current delegated decision to refuse the application was upheld.
In conclusion, the proposal outlined in this submission should have be given support by Stirling Council as Planning Authority in the first instance.
Page 12 of 12 ,WHP E L
New Viewforth 14 Pitt Terrace Stirling FK8 2ET
Tel: 01786 442 515
Fax: 01786 443 003
Email: [email protected]
Applications cannot be validated until all necessary documentation has been submitted and the required fee has been paid.
Thank you for completing this application form:
ONLINE REFERENCE 000066397-001
The online ref number is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the Planning Authority about this application.
Type of Application
What is this application for? Please select one of the following: *
We strongly recommend that you refer to the help text before you complete this section.
Application for Planning Permission (including changes of use and surface mineral working)
Application for Planning Permission in Principle
Further Application, (including renewal of planning permission, modification, variation or removal of a planning condition etc)
Application for Approval of Matters specified in conditions
Description of Proposal
Please describe the proposal including any change of use: * (Max 500 characters)
demolition of existing house and erection of replacement house with detached garage
Is this a temporary permission? * Yes No
If a change of use is to be included in the proposal has it already taken place? (Answer 'No' if there is no change of use.) * Yes No
Have the works already been started or completed? *
No Yes - Started Yes - Completed
Applicant or Agent Details
Are you an applicant, or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent
Page 1 of 8 Agent Details
Please enter Agent details
Company/Organisation: McKenzie Strickland You must enter a Building Name or Number, or both:* associates
Ref. Number: Building Name:
Building Number: First Name: * Szymon 23
Address 1 (Street): * Last Name: * Olek Bank Street
Address 2: Telephone Number: * 01887829228
Extension Number: Town/City: * Aberfeldy
Mobile Number: Country: * UK
Postcode: * Fax Number: 01887829588 PH15 2BB
Email Address: * [email protected]
Is the applicant an individual or an organisation/corporate entity? *
Individual Organisation/Corporate entity
Applicant Details
Please enter Applicant details
Title: * Mr You must enter a Building Name or Number, or both:*
Other Title: Building Name: Benula
First Name: * Jim Building Number:
Last Name: * Devine Address 1 (Street): * Ardeonaig
Company/Organisation: Address 2:
Telephone Number: Town/City: * Killin
Extension Number: Country: * Perthshire
Mobile Number: Postcode: * FK21 8SU
Fax Number:
Email Address:
Page 2 of 8 Site Address Details
Planning Authority: Stirling Council
Full postal address of the site (including postcode where available):
Address 1: BENULA Address 5:
Address 2: Town/City/Settlement: KILLIN
Address 3: Post Code: FK21 8SU
Address 4:
Please identify/describe the location of the site or sites.
Northing 734953 Easting 263239
Pre-Application Discussion
Have you discussed your proposal with the planning authority? * Yes No
Pre-Application Discussion Details
In what format was the feedback given? *
Meeting Telephone Letter Email
Please provide a description of the feedback you were given and the name of the officer who provided this feedback. If a processing agreement [note 1] is currently in place or if you are currently discussing a processing agreement with the planning authority, please provide details of this. (This will help the authority to deal with this application more efficiently.) * (Max 500 characters)
Pre-Application Submission
Title: Mrs Other title:
First Name: Fiona Last Name: Murphy
Correspondence Reference AF/24/FM/CM Date (dd/mm/yyyy): 03/11/11 Number:
Note 1. A processing agreement involves setting out the key stages involved in determining a planning application, identifying what information is required and from whom and setting timescales for the delivery of various stages of the process.
Site Area
Please state the site area: 58063.00
Please state the measurement type used: Hectares (ha) Square Metres (sq.m)
Page 3 of 8 Existing Use
Please describe the current or most recent use: (Max 500 characters)
Existing Dwelling House and Garden
Access and Parking
Are you proposing a new or altered vehicle access to or from a public road? * Yes No
If Yes please describe and show on your drawings the position of any existing, altered or new access points, highlighting the changes you propose to make. You should also show existing footpaths and note if there will be any impact on these.
Are you proposing any changes to public paths, public rights of way or affecting any public rights of access? * Yes No
If Yes please show on your drawings the position of any affected areas highlighting the changes you propose to make, including arrangements for continuing or alternative public access.
How many vehicle parking spaces (garaging and open parking) currently exist on the application 2 site? *
How many vehicle parking spaces (garaging and open parking) do you propose on the site (i.e. the 6 total of existing and any new spaces or a reduced number of spaces)? *
Please show on your drawings the position of existing and proposed parking spaces and identify if these are for the use of particular types of vehicles (e.g. parking for disabled people, coaches, HGV vehicles, cycle spaces).
Water Supply and Drainage Arrangements
Will your proposal require new or altered water supply or drainage arrangements? * Yes No
Are you proposing to connect to the public drainage network (eg. to an existing sewer)? *
Yes – connecting to public drainage network
No – proposing to make private drainage arrangements
Not Applicable – only arrangements for water supply required
What private arrangements are you proposing? *
New/Altered septic tank.
Treatment/Additional treatment (relates to package sewage treatment plants, or passive sewage treatment such as a reed bed).
Other private drainage arrangement (such as chemical toilets or composting toilets).
What private arrangements are you proposing for the New/Altered septic tank? *
Discharge to land via soakaway.
Discharge to watercourse(s) (including partial soakaway).
Discharge to coastal waters.
Please explain your private drainage arrangements briefly here and show more details on your plans and supporting information: * (Max 500 characters)
properly designed septic tank will be provided and incorporated into the site layout ensuring no pollutions will be discharged into the adjacent watercourses.
Page 4 of 8 Do your proposals make provision for sustainable drainage of surface water? (e.g. SUDS arrangements) * Yes No
Note: - Please include details of SUDS arrangements on your plans Selecting 'No' to the above question means that you could be in breach of Environmental legislation.
Are you proposing to connect to the public water supply network? *
Yes
No, using a private water supply
No connection required
If No, using a private water supply, please show on plans the supply and all works needed to provide it (on or off site).
Assessment of Flood Risk
Is the site within an area of known risk of flooding? * Yes No Don't Know
If the site is within an area of known risk of flooding you may need to submit a Flood Risk Assessment before your application can be determined. You may wish to contact your Planning Authority or SEPA for advice on what information may be required.
Do you think your proposal may increase the flood risk elsewhere? * Yes No Don't Know
Trees
Are there any trees on or adjacent to the application site? * Yes No
If Yes, please mark on your drawings any trees, known protected trees and their canopy spread close to the proposal site and indicate if any are to be cut back or felled.
Waste Storage and Collection
Do the plans incorporate areas to store and aid the collection of waste (including recycling)? * Yes No
If Yes or No, please provide further details:(Max 500 characters)
Bin Store (including recycling) located adjacent to existing access road
Residential Units Including Conversion
Does your proposal include new or additional houses and/or flats? * Yes No
How many units do you propose in total? * 1
Please provide full details of the number and types of units on the plans. Additional information may be provided in a supporting statement.
All Types of Non Housing Development - Proposed New Floorspace
Does your proposal alter or create non-residential floorspace? * Yes No
Page 5 of 8 Schedule 3 Development
Does the proposal involve a form of development listed in Schedule 3 of the Town and Country Planning (Development Management Procedure (Scotland) Regulations 2008 * Yes No Don't Know
If yes, your proposal will additionally have to be advertised in a newspaper circulating in the area of the development. Your planning authority will do this on your behalf but will charge you a fee. Please check the planning authority’s website for advice on the additional fee and add this to your planning fee. If you are unsure whether your proposal involves a form of development listed in Schedule 3, please check the Help Text and Guidance notes before contacting your planning authority.
Planning Service Employee/Elected Member Interest
Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an elected member of the planning authority? * Yes No
Certificates and Notices
Certificate and Notice under Regulation 15 8 – Town and Country Planning (General Development Management Procedure) (Scotland) Order 1992 (GDPO 1992) Regulations 2008
One Certificate must be completed and submitted along with this application form. This is most usually Certificate A, Form 1, Certificate B, Certificate C or Certificate E.
Are you/the applicant the sole owner of ALL the land ? * Yes No
Is any of the land part of an agricultural holding? * Yes No
Certificate Required
The following Land Ownership Certificate is required to complete this section of the proposal:
Certificate A
Land Ownership Certificate
Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2008
Certificate A I hereby certify that – (1) - No person other than myself/the applicant was an owner (Any person who, in respect of any part of the land, is the owner or is the lessee under a lease thereof of which not less than 7 years remain unexpired.) of any part of the land to which the application relates at the beginning of the period of 21 days ending with the date of the accompanying application. (2) - None of the land to which the application relates constitutes or forms part of an agricultural holding.
Signed: Szymon Olek
On behalf of: Mr Jim Devine
Date: 09/07/2013
Please tick here to certify this Certificate. *
Page 6 of 8 Checklist - Application for Planning Permission
Town and County Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2008
Please take a few moments to complete the following checklist in order to ensure that you have provided all the necessary information in support of your application. Failure to submit sufficient information with your application may result in your application being deemed invalid. The planning authority will not start processing your application until it is valid.
a) If this is a further application where there is a variation of conditions attached to a previous consent, have you provided a statement to that effect? *
Yes No Not applicable to this application
b) If this is an application for planning permission, planning permission in principle or a further application and the application is for development belonging to the categories of national or major developments (other than one under Section 42 of the planning Act), have you provided a Pre-Application Consultation Report? *
Yes No Not applicable to this application
Town and County Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2008
c) If this is an application for planning permission and the application relates to development belonging to the categories of national or major developments and you do not benefit from exemption under Regulation 13 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2008, have you provided a Design and Access Statement? *
Yes No Not applicable to this application
d) If this is an application for planning permission and relates to development belonging to the category of local developments (subject to regulation 13. (2) and (3) of the Development Management Procedure (Scotland) Regulations 2008) have you provided a Design Statement? *
Yes No Not applicable to this application
e) If your application relates to installation of an antenna to be employed in an electronic communication network, have you provided an ICNIRP Declaration? *
Yes No Not applicable to this application
f) If this is an application for planning permission, planning permission in principle, an application for approval of matters specified in conditions or an application for mineral development, have you provided any other plans or drawings as necessary:
Site Layout Plan or Block plan.
Elevations.
Floor plans.
Cross sections.
Roof plan.
Master Plan/Framework Plan.
Landscape plan.
Photographs and/or photomontages.
Other.
Page 7 of 8 Provide copies of the following documents if applicable:
A copy of an Environmental Statement. * Yes N/A
A Design Statement or Design and Access Statement. * Yes N/A
A Flood Risk Assessment. * Yes N/A
A Drainage Impact Assessment (including proposals for Sustainable Drainage Systems). * Yes N/A
Drainage/SUDS layout. * Yes N/A
A Transport Assessment or Travel Plan. * Yes N/A
Contaminated Land Assessment. * Yes N/A
Habitat Survey. * Yes N/A
A Processing Agreement * Yes N/A
Other Statements (please specify). (Max 500 characters)
Declare - For Application to Planning Authority
I, the applicant/agent certify that this is an application to the planning authority as described in this form. The accompanying plans/drawings and additional information are provided as a part of this application .
Declaration Name: Szymon Olek
Declaration Date: 09/07/2013
Submission Date: 09/07/2013
Payment Details
Cheque: Mr J Devine, 100069 & 100070
Created: 09/07/2013 13:01
Page 8 of 8 Replacement house at Benula,Ardeonaig for Mr J Devine ,WHP E LL
McKenzie Strickland Associates 23 Bank Street Aberfeldy Perthshire PH15 2BB t: 01887 829228 21 Comrie Street Crieff Perthshire PH7 4AX t: 01764 910410 All Contents Copyright All Rights Reserved JOB TITLE: Replacement house at Benula,Ardeonaig for Mr J Devine
DRAWING TITLE: SCALE: DRAWING STATUS: DRAWN BY: CHECKED BY: PERSPECTIVES PLANNING SO RJ DRAWING NUMBER: REVISION: DATE: 777/PLANNING/05 JUNE 2013
,WHP E LLL
,WHP E LY
,WHP E Y Report of Handling
DEMOLITION OF EXISTING HOUSE AND ERECTION OF REPLACEMENT HOUSE AND NEW DETACHED GARAGE AT BENULA, KILLIN, FK21 8SU, - MR JIM DEVINE - 13/00457/FUL
DECISION: Refuse
DATE: 26 March 2014
Summary of Representations
No letters of representation received regarding this application.
Summary of Consultation Responses
Stirling Council Roads and Transportation Department: No objection subject to the following conditions being imposed on any permission granted. a) Vehicular Access: Vehicular access to the site shall be taken at right angles to the public road and formed as a bellmouth comprising 3m radii kerb leading to a minimum throat width of 3m. All works shall be carried out in accordance with this Service's "Development Roads Guidelines and Specifications". b) Driveway Construction: Driveways shall not exceed gradients of 1:10 and shall be suitably constructed in a manner, which ensures that no surface water is discharged, or loose material carried from it out onto the adjacent public road. c) Visibility: Visibility shall be provided and maintained by forming visibility splays of 2.0m x 70m, measured in either direction from the centre of the access, within which there should be no obstruction more than 1.05m above carriageway level. This should be taken into account when determining the location of the access. The applicant must demonstrate that they have ownership/control of sufficient land to create and preserve the requirements. d) Access Gates: Any access gates shall open inwards only and be set back 6m from the carriageway edge. e) Waste Pick-up: Collection vehicles will not enter private driveways to collect domestic waste. Provision should be made for a properly designed collection point at the roadside for bins awaiting collection. The collection point shall be out-with the required visibility sightlines. f) Consent: The applicant will require to apply to this Service for a Road Opening Permit for the formation of the access and associated works.
Stirling Council Environmental Health: No objection subject to the following conditions being imposed on any permission granted.
Noise - The following working hours condition is recommended to protect the amenity of the neighbouring properties during building works: Hours of Operation Where residential occupiers are likely to be affected by noise, construction works which are audible outwith the site boundary shall be undertaken during normal working hours, viz:- 08.00 to 18.00 hours Monday to Friday, and 09.00 to 13.00 hours on Saturdays. No noisy works audible outwith the site boundary are permitted on Sundays or Bank Holidays.
Contaminated Land: The presence of any previously unsuspected or unencountered contamination that becomes evident during the development of the site shall be brought to the attention of the
Stirling Council, Planning, Viewforth, Stirling FK8 2ET. Tel: (01786) 442515 Planning Authority within one week. At this stage, a comprehensive contaminated land investigation shall be carried out if requested by the Planning Authority.
Killin Community Council: No comment
Development Plan and Other Material Considerations
Stirling Council Local Plan 1999
POL.E15 The Council will operate a presumption against developments within Areas of Great Landscape Value, with the exception of those required in relation to farming, forestry and appropriate tourist and recreation activities. Other developments may be permitted when their particular locational requirements cannot be satisfied elsewhere. All development will be subject to strict control over siting, design and landscape treatment.
Supplementary Planning Guidance H10A(Relevant Sections) Policy H10A 4 - Replacement and Renovation of single houses (a) To replace a house that is: (i) Habitable, but sub-standard and of a design that is not readily improvable or extendable, with a dwelling of similar scale; or (ii) Abandoned or ruinous; provided that there is substantial visible evidence of the structure of the original house above ground level, it is located within an established site with a good landscape setting and a good 'fit' in the landscape, has site boundaries capable of providing a suitable enclosure for a new house, and the site is in other respects acceptable in planning terms.
In either case the siting of the new house should be similar to that of the existing house in terms of orientation and distance from the road, unless individual site conditions suggest that another position (within the site boundaries) would create a better landscape fit.
If the proposed new house does not occupy the footprint of the previous house, that footprint will not be accepted as a site for a future house-building proposal relying on this part of the Policy
8 - General Planning Criteria applying to all proposals under this policy: (iv) New houses and replacement houses should be designed and sited in a manner appropriate to the Countryside and sympathetic to their setting. A high quality of design will be expected; and use of traditional and sustainable materials will be encouraged. There will be added emphasis on sympathetic location, design quality, and cumulative visual impact within the designated Areas of Great Landscape Value.
The Council will publish location and design guidance in due course. Meantime reference will be made to PAN72 - Housing in the Countryside, the published Landscape Character Assessment reports, and the DAN - New Uses for Redundant Rural Buildings.
Housing in the Countryside Design Guidance-Stirling Council (Link attached below) http://www.stirling.gov.uk/__documents/planning/planning/applications-planning/supplementary- guidance-planning/housing_in_the_countryside_design_guidance_20_04_11.pdf
Summary of Submission
This application seeks permission for the demolition of existing house and erection of a replacement house and new detached garage at Benula, Killin. The existing property lies within a large, sloping site. The character of the surrounding area, in terms of development, is very sporadic. The surrounding residential properties demonstrate typical traditional, Scottish vernacular.
The site is situated within the Countryside Policy Boundary and within an area of Great Landscape Value. A Site of Special Scientific Interest lies to the south and the west of the site. The site is bound physically by Loch Tay to the north, a post and wire fence to the east, the Killin to Kenmore road lies to the south and a stone wall bounds the west edge of the site.
The existing site measures approximately 58,070 metres squared. The site slopes away from the road to the south towards Loch Tay to the north. The site is predominantly grassed with substantial planting to the north, north east and north west.
C:\ADLIB EXPRESS\WORK\M;READIMAGEFORPDF The existing dwellings footprint measures approximately 217 square metres. The property is a 1970's bungalow, which utilised the gradient of the site to integrate some 2 storey elements within the development. The original property has been extended several times. The property has little visual quality and does not relate to the surroundings but is still deemed to be habitable, as stated in the supporting statement. The existing site, and property has been the subject of several Planning Applications over the last 7 years (erection of a conservatory - permitted development, 08/00418/HAE- Extension to dwelling house).
The proposed dwelling is proposed to be situated to the north-west of the existing dwelling. The proposed dwelling will have a footprint of approximately 497 square metres. The proposals are far removed from the existing property and the surrounding properties, not only in the footprint but also the height and certain aspects of the design. Policy H10A (detailed above), is the most relevant policy to the site and the proposal, primarily section (i) that states that support will be given to an application that seeks to replace a house that is: habitable, but sub-standard and of a design that is not readily improvable or extendable, with a dwelling of similar scale. This has not been demonstrated in the proposals and is therefore deemed contrary.
From base to ridge on the elevation detailed North East, the height is approximately 11.6 metres. This includes the level of retention required due to the undulation of the site. The height fluctuates on the property, partially due to the levels of the site but also due to the shape of the property and the numerous roofs integrated into the proposal. The south east elevation at its highest point reaches approximately 9.2 metres and the south west elevations highest point is approximately 9.5 metres in height. These heights are not reflective of the surrounding area or existing house.
The proposals do not reflect the traditional Scottish vernacular in that the openings proposed are not of a number or style reflective of the area. It is appreciated that the proposals are to create a suitable modern living environment, however using the south elevation as an example, there are approximately 9 different shapes and sizes of windows. On the north west elevation there are gables that are completely glazed. There are also large balconies/terraces over 2 levels.
The proposals are also deemed to not comply with Stirling Council's Housing Design in the Countryside Design Guidance. The building shape, does not have any acknowledgement of the landscape to which it relates and the properties in the area. This supplementary Planning Guidance(SPG) also states that consideration should be given to the built form of the properties in the area, the building proportion, massing and scale and the dwelling shape and roof form. In the opinion of the Planning Authority this has not been demonstrated in the proposals. It is also deemed contrary to the SPG in that, due to the property's size, it is not integrated into the landscape as from the loch side of the property the visual impact will be that of a 4 storey dwelling. The landscape proposals are also deemed contrary as semi mature species should be integrated into the site to protect its boundaries, not conifers or fast growing non native species.
Due to the proposals being situated within an Area of Great Landscape Value, there is a requirement for the property to have as minimal an impact on the area as possible. This includes views into the site. The proposals will not lessen the impact of property on the site or the area generally and is deemed to have a detrimental impact on the area as a whole.
The proposals also seek to integrate a single garage into the main body of the dwelling as well as a storey and a half triple garage situated approximately 21 metres away from the dwelling, in a position that is currently occupied by the existing dwelling.
The proposed dwelling will be moved approximately 20 metres to the north of the existing dwelling. This element is deemed to be contrary to Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 4. This element of the policy states; "the siting of the new house should be similar to that of the existing house in terms of orientation and distance from the road, unless individual site conditions suggest that another position (within the site boundaries) would create a better landscape fit." The proposed footprint of the existing building is established. The orientation of the property is significantly different and is situated over 20 metres away from the existing. Due to the size and scale of the proposals, the scheme is deemed to have a significantly more obtrusive landscape fit than that of the existing dwelling.
The proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 8 (iv) in that the replacement houses is not deemed to be designed and sited in a manner appropriate to the Countryside and sympathetic to the setting of the site. The site being positioned within an Area of Great Landscape Value emphasizes this issue further.
C:\ADLIB EXPRESS\WORK\M;READIMAGEFORPDF Summary of Main Issues Raised In Respect of: Any Environmental Statement submitted. Any assessment under Conservation (Natural Habitats &c.) Regulations 1994 carried out. Any Design Statement or Design and Access Statement submitted. Any report on impact or potential impact of the proposed development (e.g. retail, transport, noise or risk of flooding) submitted?.
Not applicable to this application.
Summary of terms of Section 75 Legal Agreements
Not applicable to this application.
Directions Under Regulations 30, 31 or 32
Not applicable to this application.
C:\ADLIB EXPRESS\WORK\M;READIMAGEFORPDF ,WHP F
APPEAL: Demolition of existing house and erection of replacement house and new detached garage at Benula Killin FK21 8SU
UPRN: 000122046332 Reference: 13/00457/FUL Type: Full Officer: Gavin Forrest, Telephone: 01786 233674, Email: [email protected]
The conditions detailed below to be implemented, in the event of the Local Review Body granting Planning Permission, for the proposal detailed above.
CONDITIONS AND REASONS
PROPOSAL: Demolition of existing house and erection of a replacement house and new detached garage. ADDRESS: Benula, Killin APPLICATION NUMBER: 13/00457/FUL
CONDITIONS
1. C260 - Compliance with Details
2.Slate Samples: Before the development commences, samples of the scotch slate shall be submitted to and approved in writing by the Planning Authority
3. Stone Sample: Before the development hereby permitted commences, a sample of the proposed facing stone shall be submitted to and approved in writing by the Planning Authority
4.Timber Cladding: Before the development hereby permitted commences, a sample of the proposed cladding, finished in the proposed colour, shall be submitted to and approved in writing by the Planning Authority.
5.Windows and Doors: Before the development hereby permitted commences, details of the proposed external doors and windows, including velux windows, shall be submitted to and approved in writing by the Planning Authority. For the avoidance of doubt, details of the materials, glazing, opening mechanism and frames shall be submitted for approval.
6.C292 Landscaping-Tree Protection
7.C293 Landscaping –New Trees
8.C295 Landscaping-Hard Landscaping
9.C640 Septic Tank Drainage
10. Vehicular Access: Vehicular access to the site shall be taken at right angles to the public road and formed as a bellmouth comprising 3m radii kerb leading to a minimum throat width of 3m. All works shall be carried out in accordance with the Roads and Transportation Services "Development Roads Guidelines and Specifications".
11.Driveway Construction: Driveways shall not exceed gradients of 1:10 and shall be suitably constructed in a manner, which ensures that no surface water is discharged, or loose material carried from it out onto the adjacent public road 12.Visibility: Visibility shall be provided and maintained by forming visibility splays of 2.0m x 70m, measured in either direction from the centre of the access, within which there should be no obstruction more than 1.05m above carriageway level. This should be taken into account when determining the location of the access. The applicant must demonstrate that they have ownership / control of sufficient land to create and preserve the requirements.
13.Access Gates: Any access gates shall open inwards only and be set back 6m from the carriageway edge.
14.Waste Pick-up: Collection vehicles will not enter private driveways to collect domestic waste. Provision should be made for a properly designed collection point at the roadside for bins awaiting collection. The collection point shall be out-with the required visibility sightlines.
15.Hours of Operation : Construction works which are audible outwith the site boundary shall be undertaken during normal working hours, viz:- 08.00 to 18.00 hours Monday to Friday, and 09.00 to 13.00 hours on Saturdays. No noisy works audible outwith the site boundary are permitted on Sundays or Bank Holidays.
16.C814 Unsuspected or Unencountered Contamination
REASONS
1. R260 - Compliance with Details
2.R181 Materials in Character
3. R181 Materials in Character
4. R181 Materials in Character
5. R181 Materials in Character
6.R317 Tree Protection
7.R330 Implementation of Landscape Scheme
8. R330 Implementation of Landscape Scheme
9.R640 Drainage Arrangements
10. Vehicular Access: To ensure an adequate means of access is provided on site
11. Vehicular Access: To ensure an adequate means of access is provided on site
12. Vehicular Access: To ensure an adequate means of access is provided on site
13. Vehicular Access: To ensure an adequate means of access is provided on site
14.Road Safety: To ensure the development does not have a detrimental impact on the road safety of the area
15.Residential Amenity: To ensure that the residential amenity of the area is protected
16. R814 Unsuspected or Unencountered Contamination
Note to Applicant: The applicant will require to apply to the Roads and Transportation Service for a Road Opening Permit for the formation of the access and associated works. ,WHP G
Comments from Applicant
I have discussed with the applicant and I confirm we have no comments to make in relation to the draft set of conditions as proposed by Mr Forrest.
Regards
RKDJ
Robert K. D. Johnston
Partner
For and on behalf of McKenzie Strickland Associates
22 July 2014
,WHP H
EXTRACT of MINUTES of MEETING of the LOCAL REVIEW BODY held on THURSDAY 9 OCTOBER 2014 at 11.00 am
LR55 APPLICATION FOR REVIEW Demolition of Existing House and Erection of Replacement House and New Detached Garage at Benula, Loch Tay, Killin FK21 8SU Mr J Devine - Application Ref: 13/00457FUL
Members considered a Notice of Review submitted by the Applicant’s Agent, seeking a review of the decision by the Appointed Officer of the Council to refuse planning permission for the demolition of an existing house and erection of a replacement house at Benula, Loch Tay, Killin.
The Legal Adviser described the proposal, the reasons for the Appointed Officer’s decision and the grounds for the Notice of Review.
The Legal Officer responded to a number of questions and requests for points of clarification from Members.
Decision
The Local Review Body agreed:-
1. that there was insufficient information before it to decide the matter without further procedure;
2. that an unaccompanied site visit take place;
3. that the matter be duly referred to a future meeting of the Local Review Body, at which time a Hearing would take place.
,WHP I L
PROPOSED DEMOLITION OF EXISTING RESIDENTIAL PROPERTY AND REPLACEMENT WITH NEW HOUSE
at Benula, Ardeonaig, Killin, FK21 8SU.
For Mr. James Devine.
Planning reference 13/0457/FUL
Delegated refusal dated 26th March 2014.
Written statement prior to site visit and LRB meeting on the 11th November 2014 in Killin
Prepared by McKenzie Strickland Associates 23 Bank Street, ABERFELDY, PH15 2JP t: 01887 829228 eml: [email protected]
INTRODUCTION and PROJECT HISTORY (as included in supportaing statements and written reasoning requesting a review by the LRB)
Mr. James Devine appointed McKenzie Strickland Associates (MSA) in June 2011 to explore the development potential Benula, Ardeonaig, Loch Tay, Stirlingshire. MSA were familiar with the site, its setting and environs having carried out work in the preceding years for the previous owners – Mr and Mrs Patterson.
After extensive analysis of the clients brief a detailed site investigation was carried out including local environmental and precedent studies.
The rationale for the proposal is to provide an architect designed property, more responsive to its environment and suitable for modern living, to replace the habitable, but sub-standard existing bungalow.
On completion of the foregoing a sketch design exercise was instigated and after development it was agreed consultation with Stirling Council should be progressed in order to secure the preliminary view of the local planning authority. Pre planning application advice was sought in September 2011 and a response was secured in writing on the 3rd of November 2011. The preliminary feedback made reference to securing compliance with policy H10A – and the concluding feedback was deemed positive.
After extensive detailed design discussions with the applicant a planning application was formally submitted on the 9th July 2013. Following submission there was a period of discussion between the applicants, the agent and the client as it was clear support from the local officer was not forthcoming despite the initial positive response from the officer who dealt with the pre planning submission. There was a strong desire to work with the local authority officers to secure a design that would add significantly to the quality housing stock and of course meet the applicants desires and aspirations. After extensive discussion including the exploration of alternative design solutions it was clear support from the planning officer was not going to be forthcoming and the officer was asked to determine the application on the 2st of January 2014. Stirling Council took until the 26th March 2014 to formalise their delegated decision. The Council set out 4 reasons for refusal – as follows.
1. In the opinion of the Planning Authority, the proposals do not comply with Policy E15 of the Stirling Council Local Plan 1999 in that the proposals are not deemed to consider the siting and design of the proposed dwelling within an Area of Great Landscape Value.
2. In the opinion of the Planning Authority, the proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 4a (i) Replacement and Renovation of Single Houses in that the proposed dwelling is not of a similar scale to that of the house which it is replacing.
Page 2 of 7 3. In the opinion of the Planning Authority, the proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 4 in that the proposals are not deemed to be similar to that of the existing house in terms of orientation, distance from the road and are not deemed to create a better landscape fit.
4. 4 In the opinion of the Planning Authority, the proposals are not deemed to comply with Stirling Council's Supplementary Planning Guidance, Policy H10A: Housing in the Countryside, February 2009, criterion 8 (iv), in that the replacement houses is not deemed to be designed and sited in a manner appropriate to the Countryside and sympathetic to the setting of the site.
The applicant wishes to contest this decision by way of local review for the reasons stated later in this supporting statement. This document should be read in conjunction with the drawings and supporting statement that were submitted with the original application.
Reasons for requiring a review and justification for contesting the delegated decision.
Fundamentally consideration must be given to the existing house on the site and this can only be achieved by viewing the existing house in its context and immediate environs. The kind offer by the LRB to view the site is vital and welcomed.
The existing circa 1970’s bungalow which currently occupies the site contributes nothing to the quality of the built environment. It is a generic design that can be found all over Scotland – it is not site specific.
a. No attempt has been made to reference local building materials. The roof is covered in brown / grey concrete profiled roof tiles. The walls are primarily dry dash render with plastic windows. There is a base course of brick / concrete Fyffe stone block in some area. The roof pitch and form of the house is very much ‘kit house’ in its feel and execution.
b. No attempt has been made to address the sloping nature of the site. The current house position and level does not sit well with the landscape due to its entry floor level.
c. There are a number of existing extensions (probably 3) which do not compliment an already failing design. The sun room to the north is incongruous as is the use of concrete roof tiles, plastic gutter and downpipes, PVCu windows and shallow roof pitches.
d. The design and fabric of the building are sub-standard and do not offer an acceptable standard of modern living. The rate of heat loss from the existing fabric and inaccessibility of the main level of the house are unacceptable in terms of Building Standards minimum requirements.
Page 3 of 7
Planning Permission has been granted historically for extending the property together with very substantial remodeling. This (pre-existing consent) was for and earlier owner and whilst it would have vastly improved the overall appearance a considerable degree of compromise was still necessary. After a change of ownership and further design development it has been concluded that the current design of the house is not readily improvable by extending or remodeling yet again. Financially, further extending and improving the property again would be a short term solution which has been adopted in the past; resulting in the contextually unacceptable built form we see today remaining on the site. Therefore demolition of the existing house and replacement with a new dwelling in the general position shown opposite is clearly the more appropriate option.
THE SITE and LANDSCAPE VALUE
• Site location
Located at Ardeonaig, on the south side of Loch Tay along the Kenmore to Killin road, Benula affords stunning view across Loch Tay towards the north-west from within the curtilage of the existing house grounds. It must be recognised that the site is remote but not isolated. The site is not overlooked by any other property in close vicinity. The nearest overlooking opportunity is in fact from the opposite side of Loch Tay. Casual views into the site are certainly afforded from users of the Loch Tay itself. It is recognised a view of the news house will be afforded from the South Loch Tay road – but this road is many tens of meters away from the house and is separated by topography, fencing and extensive tree planting (already carried out). It should also be recognised that only one side of the house will be visible – i.e. the gable of the house facing the road.
Page 4 of 7
x Adjacent properties
The only properties bordering the site are at the main roadside. These buildings are typical, vernacular farm buildings constructed in natural materials with stone walls and slate roofs. We have sought to employ these materials in the proposal. There are a sginificant number of very large properites surrouning the site. Loch Tay has a broad range of house types ranging from small converted cottages eg the old post office in Ardeonaig to modest 3 / 4 bedroom houses eg converted farmohuses eg. The Artalnaig Farmhouse. There are also a siginificant number of largeer domestic residences around the loch such as Rock House near Acharn, Kiltyrie House (completed 2012), New house at morenish (opposite the application site – presently under construction).
x Site description
The Applicant’s land occupies circa 59, 000m2 of land on the south bank of Loch Tay.
The proposed site is wholly within the Client’s land and located to the North West of the existing dwelling on a sloping part of the existing garden.
The land owned by the Client is well established, and defined on the south side by the Kenmore to Killin road and Loch Tay to the north. An old stone dyke bounds the site to the west and a post and wire fence defines the east site boundary.
The approach to the site is across gently sloping and maintained grassland until the site slopes away dramatically to the north-west. Although the site affords views of Loch Tay, it is visually obscured by mature trees to the north which also offer shielding from the elements. Significant tree planting, landscaping improvements and landscaping maintained has been carried out since the application was submitted and considered by the planning officer – this further enhances the setting of the house and site.
PROPOSED SCHEME
Proposed House Site
The new house site occupies land to the north-west of the existing bungalow. In relation to the existing house, the site will be further from the road by approx. 20m, and at a substantially lower level in relation to the road and the existing house because of the sloping topography of the proposed site.
Page 5 of 7 Site, setting and context
The location of the proposed building was carefully selected in order to maximize solar gain, maximize the view to Loch Tay, Ptarmigan Ridge and the surrounding stunning landscape. The selected location is a significantly better landscape fit that the existing house. It is recognized the selected site is more dramatic than the existing house – that is to be expected on such a dramatic location. Careful design techniques have been employed to ensure the house sits within rather than on the site. Stepped levels within the house and a non rectilinear approach ensure the house is a comfortable fit. The site position provides views as well as shielding, by virtue of existing tree positions that bound the application site to the north and south. These trees, together with the lower level in relation to the existing house will, as previously stated, reduce any visual impact from the access road but also from the opposite bank of Loch Tay to the north. At the same time, the proposed site allows the view to open up to the north-west whilst allowing the trees to form a backdrop and skyline from the two main points from which this building will be observed by the public, if at all.
This positional approach and the use of stone elements in the design for walling material, will promote the concept of “rooting” the building in its landscape, rather than being “applied” to the landscape like the existing bungalow.
Scale of the proposed building.
Concerns have been expressed by the Council in relation to the scale of the proposal. Certainly the proposed building is larger than the scale and size of the building which it is replacing. Consideration must however be given to the scale of the proposed building but also the scale of other buildings in the area and the size of the land owned by the client. Clearly this is a relatively large house by modern standards and a house of this size on a more modest plot would indeed be incongruous. However the applicants land ownership is significant and a house of this size is not overbearing given the site, it environs and context. The following may assist to illustrate the proposal in context,
1. Benula as existing - total footprint = 230m2 2. Benula (as consented by planning for the alterations and extension) i.e. the ‘Patterson’ project = 317m2. (Additional areas could have been sought and would have, in all likelihood, been approved. Additional other development within the ‘Patterson’ project could have been considered such as garaging and outbuildings.) 3. Benula as per the ‘refused application’ = 476m2. 4. Kiltyrie House on opposite side of Loch from Benula. Planning consent PKC 09/02001/FUL. New build house= 636m2. CONCLUSION
From the reasoning outlined within this document, it is believed that compliance of the proposed residential site at Ardeonaig has been demonstrated on the following basis: -
x The existing house is habitable, but sub-standard, and of a design that is not readily improvable or extendable. Any further amendments or alterations will not secure or significantly improve a failing design and building location.
Page 6 of 7 x Existing site planting provides natural visual screening and backdrop when viewed in context from the main aspects into the site whilst allowing an open view down the Loch to the north- west. Significant planting has been carried out since the application was submitted and additional landscaping works are under constant review.
x The current privately shared access route is available but given the requirement for privacy and avoidance of conflict with the adjacent farm it has been decided to reuse an existing access closer to Killin. The existing access is also very steep and has very poor visibility. Access to the site will be provided by reusing the existing gate from meadow resulting in a very significant improvement in terms of amenity and safety.
x The siting of the new building shall be subservient to the existing landscape by being further from the main road and lower lying than the existing house.
x Local, natural materials will be used as first choice for the external building fabric.
x This statement demonstrates that the application for detailed planning meets the requirements of the Local Plan, and that the proposal is suitable in terms of scale and density and that it would not be to the detriment of the surrounding amenity and provides adequate safe access. Once planning has been established, the applicant’s aspiration is to construct a house with a modern design which draws on local proportion, materials and detailing that will respect the site topography and character of the neighboring area whilst complimenting the surrounding streetscape, landscape and architecture. x The house is a significant addition to the landscape setting, the quality of the housing stock and will become a quality building for the next 100 years (unlike the existing building). It is potentially a building that will become a structure worth preservation in the years to come for future generations. x A significant investment is required to construct the house – this will offer significant construction and construction related employment during the build period and afterwards in terms of maintenance. x The application represents an opportunity for an exemplary modern and sustainable house design which would contribute to the local requirement. This opportunity would be passed by if the current delegated decision to refuse the application was upheld.
In conclusion, the proposal outlined in this submission should have been given support by Stirling Council as Planning Authority in the first instance.
Page 7 of 7
,WHP I LL