:thatstudio Vehicular access points c h a r t e r e d a r c h i t - - PowerPoint PPT Presentation

The Vennel

a future vision

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council West Lothian Council has issued planning guidance for the site surrounded by the red line on the plan with a view to selling for potential redevelopment. This site is currently wholly within public ownership. The relocation of the public library to the new Partnership Centre in the County Buildings presents the opportunity to redevelop much of the Vennel area. The Planning Guidance issued by the Council suggests a range of potentially acceptable uses but does little to consider the economy of the town or to promote the importance of the site. Linlithgow Planning Forum therefore considers that there is a need for further development guidance to be provided as part of the conditions of sale to ensure the best possible layout and design so that local social, environmental and economic benefjts are at the forefront of any potential scheme.

VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION Map 1 – West Lothian Council’s Draft Planning Guidelines, April 2017

Scale: 1:1250 at A4

LEGEND

Boundary of Site for Redevelopment – includes part of Manse garden Within this red line, the following land/building uses would be acceptable: residential; commercial/ retail, tourism facilities, offices/business; small workshops; community events; outdoor space. Design/materials of new development should be of high quality and ‘support local aesthetics’; it should be one or two-storey to protect important views. Other general guidelines on linkages, lighting, incorporation of fragments of historic stonework, vehicular access (see arrows), parking (no overall loss) and landscape/trees. Vehicular access points

Aerial View of Site Boundary

What is Happening?

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

Looking Back Through History

Slezer’s View of Linlithgow in the 1700s Map of Vennel Area in the 1850s Industrial buildings along the lochside Cross Brae - today’s Vennel on the left The High Street looking west from

• utside the County Buildings

The west side of The Cross before redevelopment The Vennel under construction looking north east Aerial photograph of Linlithgow with Vennel site cleared for redevelopment The Vennel under construction looking west Aerial view of Linlithgow before 1960s redevelopment Marches procession during demolition of the High Street frontage View towards The Cross after demolition

The Vennel

a future vision

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

The Vennel Now

The Good The Bad The Ugly

View towards the spire of St Michael’s Parish Church from the High Street. Existing trees and open space The pedestrian route ends at the toilets and blank walls - no obvious link to loch Unattractive space at the centre of The Vennel The unsightly electrical substation located west of the library Narrow and graffjtied steps

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

WLC Planning Guidance

• West Lothian Council has published Planning

Guidance to accompany the proposed sale of the site

• Its contents lack vision and seem unambitious
• Guidance is very vague as to how the site should be

developed

• The opportunity has been missed to include the 1960s

fmats and shops on the west side of The Cross

• The main reason for the Council’s proposals appears

to be to maximise income

• Linlithgow Planning Forum’s view is that the brief

for the development of the Vennel should be based on “Linlithgow - Plan For The Future 2015-30” which is based on public consultation

• Copies are available online or are for sale here
• This document includes policies on: tourism, parking,

social housing and townscape heritage

• Following this public consultation the Forum will

update the ‘Plan for the Future’ to refmect the community views expressed

The Vennel

a future vision

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

• The site should be recognised as of national

importance with a key High Street frontage, presence with the Outstanding Conservation Area and the

• pportunity to enhance the character and amenity of

Linlithgow Cross

• Need to improve and augment local housing provision
• Crucial opportunity to develop tourism and other

businesses

• There is an opportunity to emphasise the High Street

frontage

• Opportunity to create high quality public space and

provide better connections to the loch-side

• Potential to improve local parking provision in a

sensitive manner that does not detract from the character of the Conservation Area

• There are signifjcant views through the site towards St

Michael’s Parish Church and views across the loch to the tower of the Burgh Halls

VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION Map 2 – Main Planning Considerations

Scale: 1:1250 at A4

LEGEND

Boundary of redevelopment site as identified by West Lothian Council Possible extension towards The Cross Opportunity for major pedestrian linkage to Linlithgow Loch Important view towards tower/spire of St Michael’s Parish Church Important views towards tower of Burgh Halls from across Linlithgow Loch Vehicular access points

Site Opportunities

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

Landscape and Public Realm

• Emphasise quality High Street frontages
• Introduction of more trees and planting to High Street
• Link between High Street and Loch
• Quality outdoor spaces - people-focused and safe
• Use of quality paving materials and pedestrianised

spaces

• Potential for outdoor cafe culture and retailing mix
• Opportunity to improve frontages onto The Cross

VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION Map 3 – Possible Townscape and Landscape Framework

Scale: 1:1250 at A4

LEGEND

Restoration of historic building frontages Other main frontages High-quality ‘public realm’ (paving, etc) Street and avenue trees Upgraded open space

The Vennel

a future vision

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

• Commercial units at ground level fronting Linlithgow

High Street and The Cross

• Retail and Offjce uses as appropriate
• Upper levels with fmats catering for a mix of tenures
• Appropriate massing and scale to the High Street
• Creation of a new boulevard connecting High Street

and Loch

• Redevelop Vennel Car Park to provide coach drop off

point, public toilets and 3 parking tiers hidden by the built structure and landscaping / trees

• Sensitively incorporated service areas for new retail /

business units

• Improvements to existing public green space, seating

and planting

• Potential for new hotel overlooking the loch

VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION Map 4 – Possible Layout and Content of Development

Scale: 1:1250 at A4

LEGEND

Flats with retail/commercial Potential additional flats (16) Retail extending behind flats above Three-deck multi-storey car park, top level same as existing, potentially 280 spaces Flats with specialised retail, workshops or Ground-level car park youth facilities below Flats (whole height of building) Service area for shops etc. Flats (16) or hotel (40 rooms?) Total of above flats – potentially 84

An Appropriate Mix of Uses

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council Linlithgow Planning Forum wants the following issues to be considered:

• There should be a sensitive approach to the phasing
• f the redevelopment
• There should be specifjc constraints on which areas

should be developed fjrst

• Consideration should be given to the needs of the
• ccupiers of the current properties and whether full

provision should be made for relocation within the new development

• On the left is an indication of the sort of phasing

strategy that might be adopted

• Consideration must be given to development phasing

VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION Map 5 – Possible Phasing of Development

Scale: 1:1250 at A4

LEGEND

Phase 1A – 9 flats/ground floor shop(s), landscape work and temporary car park at ‘Guyancourt Vennel’ Phase 1B – Multi-storey car park Phase 2 – Housing, possible hotel and public realm works west of multi-storey car park Phase 3 – Demolition and redevelopment of site west from The Cross Phase 4 – Possible additional flats next to remaining Vennel flats

Possible Development Phasing

The Vennel

a future vision

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

Please fjll in the questionnaire!

Some of the questions we are asking…

• Do you think that the Vennel area, as depicted in the proposals, should be redeveloped?
• Should the rebuilding of the Vennel fmats, between the library and the Cross, be included in the

redevelopment?

• Should the redevelopment of the Vennel include 25% social rented housing?
• Should there be a mix of rented fmats and fmats for sale?
• Should there be a mix of fmats for young and old?
• Should off-street parking for tourist buses be included?
• Should off-street parking be increased?
• Should new and attractive routes link the High Street to the Loch?
• Should this area of the town be made more attractive to tourists?
• Should this area include a small hotel/ restaurant?
• Should space be provided for use as a possible café, shop, offjce or studio?
• Should the area include serviced space for small start-up businesses?
• Is there a need for youth facilities to be provided as the existing LYPP facility?
• Should room sizes be greater than the minimum standards laid down by law?

What are your views?

The Vennel

a future vision

:thatstudio

c h a r t e r e d a r c h i t e c t s

Linlithgow Planning Forum

Linlithgow & Linlithgow Bridge Community Council

Once in a Lifetime Opportunity...