Notice of Review Submitted by Applicant
North Lanarkshire Council · 9 August 2022
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Notice of Review - Supporting Review Statement 1.0 Application Proposal The proposal is to develop a new single storey dwelling on a 575m2 site which previously contained a number of dwellings. The proposed dwelling house has been sited adjacent the footprint of the previous cottage and will approximately match the scale of the previous cottage. The proposed dwelling will have a footprint of approximately 110square metres and will be rectangular in plan with two intersecting dual pitch roofs. It will be a single storey, 2 bedroom dwelling, with a ridge height of approximately 5.8 metres which sits significantly lower than the existing surrounding one and half storey dwellings and also helps reduce its impact on the site. The dwelling front gable wall will have large rectangular windows adjacent a prominent stone clad chimney to maximise views to the Campsie Hills. A rectangular window pattern and slate finished dual pitched roof are proposed in line with a style of development prevalent in the rural area. This will help to integrate the development into its setting. It will be finished in predominantly traditional materials, with white render walls, a natural slate roof and timber framed windows and doors. It is proposed that the finishes and general look of the building will be very simple and of a Scottish rural vernacular. It is considered that the proposed siting of the dwelling is acceptable and in keeping with the settlement pattern of the area and is positioned so as to pay regard to the historical footprint of previous buildings and also the context within which it is located. The design mass and scale of the building with traditional detailing is in keeping with the character and appearance of the area. In conclusion, we believe the proposals are acceptable within the rural investment area as:- • It reinstates a building that was functionally obsolete • The form massing and general design of the building is in keeping with its general surroundings • The reinstatement of a dwelling on the lot will not prejudice the purpose, open character and visual amenity of the rural investment area • The proposed dwelling is set within the context of the original historic dwelling and will enhance the wider landscape setting and site features • The proposal improves the external appearance of the remaining derelict structure and contributes to the visual amenity of the rural investment area • The proposed dwelling is accommodated within the existing footprint of the historic dwellings The original character of the rural setting around the building is maintained and enhanced 2.0 Response to Reporting The planning officers reporting against applicable policy stated that “It is noted that SPG 08 sets out circumstances where the conversion and reuse of rural buildings are likely to be appropriate which includes where the building is functionally obsolete on the basis that the proposed use can be accommodated within the existing structure of the building, without major change or extension (e.g., less than 30%). The applicant seeks to reinstate a building which they consider to be functionally obsolete and improves the external appearance of the remaining derelict structure. However, in this case, based on the extract of a historical map dated 1993 submitted by the applicant, the previous buildings on the application site have been demolished and the site has been vacant of buildings for over 25 years. Although the extract of a historical map dated 1993 submitted by the applicant does show one dwellinghouse on a site adjacent to the application site (to the west), this dwellinghouse has also been demolished. The applicant has not submitted evidence of any remaining derelict structure, such as up to date site photographs or a structural/condition survey. The aerial images and streetview images submitted by the applicant do not appear to show any structure on site. It is considered that there
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is no existing structure or building currently within the application site which could be converted or reused.” No request for supplementary evidence of the existing structure were requested and no site visit was undertaken. Existing foundations and underbuilding of the existing buildings are clearly visible when on site. “The proposal is contrary to the development plan in that it represents an inappropriate development in the Rural Investment Area. It clearly lies outside the established urban envelope and it does not meet the criteria with regard to enhancing a cluster development. There are no other special circumstances, material considerations or justification that suggest that the development plan should not prevail.” The existing miners cottages that were demolished were not in a cluster pattern and had a linear form, therefore reinstating a cluster would be creating something that was never there to begin with. The proposal of a single detached small scale cottage style dwelling would be consistent with the existing pattern of individual cottage style buildings along this street and outwith the urban area of Longriggend. In conclusion, we disagree with the planning officers assessment and believe that the proposal clearly meets the requirements given within relevant council design guidance and policy, and the officers assessment has been negatively weighted on a very small aspect of policy whereas in our opinion the vast majority of the relevant assessment criteria was been achieved. We would also like to highlight that this application received no objections from either public or third party consultees.