The Vennel The Vennel What is Happening? a future vision a future vision West Lothian Council has issued planning guidance for VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION the site surrounded by the red line on the plan with a Map 1 – West Lothian Council’s Draft Planning Guidelines, April 2017 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 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. 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 Linlithgow & Linlithgow be one or two-storey to protect important views. Bridge Community Council Other general guidelines on linkages, lighting, incorporation of fragments of historic stonework, vehicular access (see arrows), parking (no overall loss) and landscape/trees. :thatstudio Vehicular access points c h a r t e r e d a r c h i t e c t s Aerial View of Site Boundary
The Vennel Looking Back Through History a future vision 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 Linlithgow Planning Forum The High Street looking west from The west side of The Cross before Aerial view of Linlithgow before 1960s Aerial photograph of Linlithgow with outside the County Buildings redevelopment redevelopment Vennel site cleared for redevelopment Linlithgow & Linlithgow Bridge Community Council :thatstudio Marches procession during demolition of View towards The Cross after demolition The Vennel under construction looking The Vennel under construction looking the High Street frontage west north east c h a r t e r e d a r c h i t e c t s
The Vennel The Vennel The Vennel Now a future vision a future vision The Good View towards the spire of St Michael’s Existing trees and open space Parish Church from the High Street. The Bad Linlithgow Planning Forum The pedestrian route ends at the toilets Unattractive space at the centre of The and blank walls - no obvious link to loch Vennel The Ugly Linlithgow & Linlithgow Bridge Community Council :thatstudio The unsightly electrical substation Narrow and graffjtied steps c h a r t e r e d a r c h i t e c t s located west of the library
The Vennel WLC Planning Guidance a future vision • 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 • 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 Linlithgow & Linlithgow Bridge Community Council :thatstudio c h a r t e r e d a r c h i t e c t s
The Vennel The Vennel Site Opportunities a future vision a future vision • The site should be recognised as of national VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION importance with a key High Street frontage, presence Map 2 – Main Planning Considerations with the Outstanding Conservation Area and the opportunity 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 Linlithgow Planning Forum • 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 Scale: 1:1250 at A4 Michael’s Parish Church and views across the loch to LEGEND the tower of the Burgh Halls 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 Linlithgow & Linlithgow Important views towards tower of Burgh Halls from across Linlithgow Loch Bridge Community Council Vehicular access points :thatstudio c h a r t e r e d a r c h i t e c t s
The Vennel Landscape and Public Realm a future vision • Emphasise quality High Street frontages VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION Map 3 – Possible Townscape and Landscape Framework • 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 Linlithgow Planning Forum 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 Linlithgow & Linlithgow Bridge Community Council :thatstudio c h a r t e r e d a r c h i t e c t s
The Vennel The Vennel An Appropriate Mix of Uses a future vision a future vision • Commercial units at ground level fronting Linlithgow VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION High Street and The Cross Map 4 – Possible Layout and Content of Development • 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 Linlithgow Planning Forum built structure and landscaping / trees • Sensitively incorporated service areas for new retail / business units • Improvements to existing public green space, seating and planting Scale: 1:1250 at A4 • Potential for new hotel overlooking the loch 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. Linlithgow & Linlithgow Flats (16) or hotel (40 rooms?) Total of above flats – potentially 84 Bridge Community Council :thatstudio c h a r t e r e d a r c h i t e c t s
The Vennel Possible Development Phasing a future vision Linlithgow Planning Forum wants the following VENNEL REDEVELOPMENT AREA COMMUNITY CONSULTATION issues to be considered: Map 5 – Possible Phasing of Development • There should be a sensitive approach to the phasing of the redevelopment • There should be specifjc constraints on which areas should be developed fjrst • Consideration should be given to the needs of the occupiers of the current properties and whether full provision should be made for relocation within the new development Linlithgow Planning Forum • On the left is an indication of the sort of phasing strategy that might be adopted • Consideration must be given to development phasing 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 Linlithgow & Linlithgow Phase 4 – Possible additional flats next to remaining Vennel flats Bridge Community Council :thatstudio c h a r t e r e d a r c h i t e c t s
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