A decaying mid-century house in woodlands above Linlithgow Loch can be demolished and replaced with a sleek new family home. The Local Review Body rejected the assertion of planners that the much-altered building was more suitable to the landscape within the Linlithgow Conservation Area.
Councillors Disagree with Planners
Councillors argued that the house, Jocks Hill off Philip Avenue, was largely invisible to neighbours or anyone else in the town, and the new house planned for the site would be no more intrusive. Roxburgh McEwan Architects, agents for applicants Kate Marelic and Rory Hunter, responded to a planner's assessment.
They said: "The council’s assessment is contradictory, describing the existing house as both ‘modest in scale and recessive in colour’ and simultaneously ‘highly visible from Linlithgow Palace’. Both of these statements cannot be correct. In reality, the building is largely shielded and does not dominate views, meaning the claim of high visibility mis-characterises its presence within the wider landscape."
Council's Objections Overruled
The council had stated that the existing Arts & Crafts style dwelling was suited to the landscaped grounds, reflecting the spirit of the place, and that it was highly visible from Linlithgow Palace. They criticised the proposed design for its "elongated horizontal appearance," straight lines, flat raised roof, and expanse of glazing, which they said would appear overly obtrusive in long views from the scheduled Palace, Peel, and Lochside within the Conservation Area.
However, photographs presented to the Local Review Body showed that even in winter the existing house can barely be seen in the woods above the loch. The house lies at the end of a long secluded driveway and is difficult to see from the road.
Architectural Merits Questioned
The agents also questioned the architectural merits of the existing house. In their appeal they said: "It is evident that the existing Jocks Hill House cannot truthfully be described as an Arts & Crafts building. While the building exhibits some superficial stylistic features, these lack the depth of craftsmanship, detailing, or architectural coherence typically associated with buildings of heritage or architectural significance."
A survey confirmed the inter-war years construction, thought to be 1940, and said the house had "none of the hand-crafted, material-led qualities characteristic of true Arts & Crafts architecture present." The appeal added: "By contrast, the proposed dwelling draws on Arts & Crafts principles through its considered engagement with the site and gardens. Craftsmanship is expressed in the use of hand-laid natural stone walls and hand-fired terracotta tiles, which reflect traditional building methods. The result is a proposed building that exudes craft while sitting harmoniously within its surroundings, truly reflecting the spirit of the place."
Site Visit Confirms Low Visibility
After a site visit, councillors agreed that the existing building was not highly visible in the landscape. The committee heard that it was not considered economically viable to retrofit the building and undo successive alterations and crumbling extensions. Photographs showed a wide mix of building styles, from an ornate frontage to functional extensions, and interiors showed decay including collapsed ceilings.
Councillor Tony Boyle pointed to obvious evidence that the roofline of the new flat-roofed house sits considerably below the already altered roof line of the existing building. Chairing the committee, Linlithgow councillor Tom Conn agreed that the impact of the new building would be "minimal" given the existing tree cover on the site. Councillors agreed to support the appeal, allowing demolition and the building of the new Jocks Hill House, with conditions attached.
