Design & Conservation Officer
Argyll and Bute Council · 10 October 2024
Back to Argyll and Bute Local Review Body — 10 October 2024 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Argyll and Bute Council Comhairle Earra Gháidheal agus Bhóid Development And Economic Growth Executive Director: Kirsty Flanagan 1A Manse Brae, Lochgilphead, PA31 8RD Officer e-mail address: kim.debuiteleir@argyll-bute.gov.uk Ref: 24/0012/LRB 17 September 2024 By email only to: localreviewprocess@argyll-bute.gov.uk Dear Sir/ Madam PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) (SCOTLAND) ACT 1997 TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 (AS AMENDED) PROPOSAL: 23/02358/PP – Alterations and extension to dwellinghouse and formation of patio SITE ADDRESS: Rosebank, Breadalbane Street, Tobermory, Isle of Mull, Argyll and Bute, PA75 6PD Statement on the characteristics and special qualities of Tobermory Conservation Area (and the potential impact of the proposal on these). There is no current Conservation Area Appraisal however a Conservation Area Character Appraisal / Key Environmental Features Survey was carried out for an old Local Plan. This states that the “planned grid-iron layout of the town is a key feature and that the conservation area has limited capacity to accommodate new development which adversely affects the town’s continuity and cohesiveness. New development proposals within the conservation area should aim to maintain where possible the classic grid-iron pattern, particularly within the upper part of town”. A more detailed assessment of the pattern shows the proposed development site sits on the edge of a group of 6 blocks where terraces of (predominantly) 2 storey houses face Breadalbane Street and Argyll Terrace to the east and west. This street pattern is highlighted on copies of the historic map below and GIS map overleaf. The scale and footprint of the proposed extension have the potential to alter the perceived main frontage of Rosebank to West Street, instead of Breadalbane Street, breaking up this strong pattern.
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The streets running east to west (Victoria Street, West Street and Albert Street) are quite open in nature, with views not only down towards the bay, but also across the large back gardens. The back gardens are peppered with existing ancillary buildings and extensions, however these project roughly as far out as the easternmost side of the existing garage at Rosebank (see GIS map below and comparison of garage and extension on proposed elevation overleaf). Due to the topography of the road, the underbuilding required would result in a 2 storey extension of this scale appearing more like three storeys, and potentially dominating and detracting from the main terraces running north to south. Therefore a reduction in the eastern projection of the extension would not only avoid this becoming the perceived main elevation as referred to in the 2nd paragraph, but result in less underbuilding and so have less impact on the character or appearance of the conservation area. Furthermore, the majority of these buildings (ancillary buildings and extensions) are single storey (see Google Streetview photo below), which could comfortably be accommodated here as an alternative. Both these options (single storey or reduction in projection) should still allow a 3 bedroom house (albeit with more modestly scaled rooms) on the site.
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Yours faithfully Kim de Buiteléir MRTPI Acting Senior Planning and Strategies Officer Development Policy Development and Economic Growth Argyll and Bute Council 2 storey main frontage on Breadalbane Street Perceived height at rear due to steep topography Extent of projection further than red line on map on previous page