Supplementary Planning Guidance 2012

Transcription

1 Supplementary Planning Guidance SUSTAINABLE DESIGN 2012

2 2 Cover Image: Loch Lomond viewed from Balmaha

3 CONTENTS Page INTRODUCTION New Development in the National Park 7 Aim of Design Guidance 9 Design Guidance Structure 11 PART 1 A SENSE OF PLACE 1.1 Introduction Breadalbane Argyll Forest The Trossachs Loch Lomond Retaining a Sense of Place 25 PART 2 DESIGN PRINCIPLES 2.1 Siting; 29 Single Houses 30 Smaller Settlements 32 Larger Settlements Neighbourhood; 37 Urban Grain 38 Access and Parking 40 Gardens and Landscaping Design Detail; 45 Massing Proportion and Scale 46 Materials and Construction 49 PART 3 CASE STUDIES 3.1 Balmaha; 59 Analysis 60 Design Principles 63 Design Solutions Arrochar; 67 Analysis 68 Design Principles 73 Design Solutions 75 Succoth Design Principles 76 Succoth Design Solutions Callander; 79 Analysis 80 Design Principles 83 Design Solutions Holiday Developments 87 PART 4 PLANNING PROCESS 4.1 Design Statements Sample Design Statement Sustainable checklists 100 (with Wren and Bell) 2.4 Exemplar Design 53 produced for Loch Lomond & the Trossachs National Park by anderson bell christie architects 3

4 4 Terraced Stone Cottage, Callander, The Trossachs

5 introduction 5

6 6 Waterside Cottage, Callander, The Trossachs

7 New Development in the National Park IUCN Category V National Parks Area of land, with coast and sea as appropriate, where the interaction of people and nature over time has produced an area of distinctive character with significant aesthetic, ecological and/or cultural value, and often with high biological diversity. Safeguarding the integrity of this traditional interaction is vital to the protection, maintenance and evolution of such an area. National Parks throughout the world are very different and have been categorised as such. Loch Lomond and the Trossachs National Park has been designated as a Category V protected area by the World Conservation Union (IUCN) i.e an area which has been continuously shaped by its inhabitants. Responsibility of the National Park Authority The Loch Lomond and the Trossachs National Park Authority is responsible for ensuring that new development in the Park Area helps to deliver the four aims of the Park, as set out in the National Parks (Scotland) Act These are: To conserve and enhance the natural and cultural heritage of the area, To promote sustainable use of the natural resources of the area, To promote understanding and enjoyment (including enjoyment in the form of recreation) of the special qualities of the area by the public, and To promote sustainable economic and social development of the area s communities In so doing, if there is a conflict between the first aim the conservation and enhancement of the natural and cultural heritage and any other of the National Park aims, the Authority must give greater weight to the first aim (The Sandford Principle). It is a key priority of the National Park Authority to encourage design that: Respects the Park s distinctive landscape quality Conserves and enhances the Park s cultural heritage Reinforces local identity and promotes a sense of place Is high quality and innovative Is based on sustainable design principles The approved National Park Plan contains a programme of actions to encourage high quality, sustainable and innovative design in new development over the period up to 2012 (Please note that the National Park Plan has now been superseded by the National Park Partnership Plan which was approved by Scottish Ministers in June 2012). This Design Guidance is a key part of that programme. It is intended that this is first stage guidance which will be developed in more detail in the future. It will become part of a suite of supplementary planning guidance. The built heritage is an important element of the distinctive cultural heritage of the National Park, and the Local Plan is intended to conserve and enhance that heritage through proactive management. It also aims to foster a culture of high design standards in all new development, contributing positively to the Park s special qualities and reinforcing local identity. A high-quality built environment will provide benefits for the sense of place, quality of life and quality of visitor experience. Within Loch Lomond & the Trossachs National Park, Planning Policy and Guidance has a critical role to play in reconciling opportunities for development with the need to protect and enhance it s countryside setting. Design Guidance and Local Plan Policy complement each other, as they will both be used by Planning Officers when assessing applications. This Design Guidance has been developed to supplement and support the Local Plan and relevant Planning Policy. It will be adopted as supplementary planning policy and it will therefore be a material consideration when applications for planning consent are assessed. It is not intended as a comprehensive summary of the Local Plan Policy which may affect a potential development. Applicants must therefore consult Planning Officers at an early stage in order to determine firstly whether a site is zoned for development and secondly if development is acceptable what other parameters apply in addition to the need for good quality design. 7

8 4 Areas of the National Park Argyll forest Here the landscape setting dominates with settlements taking second place (from top; Glenbranter, Arrochar, Bernice, Argyll Forest aerial) Breadalbane The location of some of Scotland s finest Munros (from top; Lochearnhead, Clifton,Killin, Breadalbane aerial) Trossachs The location for characterful towns and villages in a wonderful landscape setting (from top; Kilmahog, Callander, Gartmore, Trossachs aerial) 8

9 Aim of Design Guidance Within the National Park the interaction of the area s differing landscape character together with human activity throughout the ages has created a range of specific, local character areas. Those who plan new development in the Park s area need to learn from and recognise the way in which the National Park has developed. There is a need to consider development proposals as a series of interdependent parts which include wider landscape setting, including key landscape features, landform, settlement patterns, vegetation and land use patterns and key views, access, boundaries, density as well as the detailed design of properties themselves. Developers need to look not only at buildings by themselves, but consider how they will fit into the landscape and integrate with their wider landscape setting. New development needs to evolve from local building tradition and become part of it. Landscape setting in the context of a National Park relates to that area whose landscape character compliments the National Park, whether through similarity or contrast, and in some way supports or enhances the landscape. Landscape seeting is also defined by the intervisibility of the landscape on either side of the Park boundary, it is not simply a buffer zone, it needs to be visible from the National Park, it varies in depth according to the landscape character areas and topography, it is likely to be contiguous with the boundary but theoretically it may be separated. This Design Guidance seeks to reinforce and enhance local distinctiveness by ensuring that proposals for new development;- demonstrate an understanding of landscape character, landscape setting and historical context reinforce the distinctive character of local areas, reflect settlement patterns and contribute to a sense of place have an understanding of local building traditions and materials This Design Guidance for the Loch Lomond and the Trossachs National Park in its analysis sections explores why some development looks out of place while other sits happily in its surroundings. It aims to encourage high quality design solutions for the very special places which form part of the Loch Lomond and the Trossachs National Park. Loch Lomond Smaller settlements sit within a landscape with its own special and dramatic character (from top; Duirland, Balmaha, Luss, Loch Lomond aerial) It aims to explain issues in the built environment and landscape as simply as possible and lays the ground for other more detailed work in the future. It promotes understanding, awareness and involvement in the built environment by those proposing and considering development in the Park and it provides suggestions on how to use the planning process more effectively. The use of effective Design Statements is a key part of improving the discussion regarding proposals between Applicant and Planning officers and ultimately delivering development of appropriate design in the Park. This guidance explains simply how Design Statements should be used and what they should contain. In pursuance of Sustainable Design the Authority has introduced Sustainability Check Lists. These complement the use of Design Statements and are a fundamental part of good proposals for development. These are included in Part 4 of this Guidance. 9

10 10 Moorings at Balmaha, Loch Lomond

11 Design Guidance Structure This document is structured into four sections;- PART 1; A SENSE OF PLACE PART 2; DESIGN PRINCIPLES PART 3; CASE STUDIES An introduction to the varied landscape and buildings within the National Park An overview of the key Design Principles that underpin all good development traditional and contemporary Design Principles applied to specific locations PART 4; THE PLANNING PROCESS Design Statements and Sustainability Checklists Part 1 is a general introduction to the places within the Park Area in essence an overview and analysis of the broad character and relationship between the built and natural environment. Loch Lomond & the Trossachs National Park comprises of four distinct areas; Breadlabane, Argyll Forest, The Trossachs and Loch Lomond. The Guidance considers the qualities of each of these individual areas. Part 2 identifies general design principles for new development in the Park Area as a whole. The majority of illustrations of the Park context illustrate the traditional character of the Park. The design principles similarly use contextual examples to demonstrate what elements designers should consider in their proposals. It is intended that these should inspire and inform good quality, contemporary design solutions. For that reason we have included a specific section with examples of contemporary precedents that have relevance to new design in the Park. The Case Studies in Part 3 consider broadly four different development areas in the Park; three different types of settlement and one type of development holiday accommodation. These again are dealt with broadly and structured as follows: place/typology analysis design principles broad solutions Part 4 outlines the requirement for Design Statements to support proposals, gives explanation regarding them and provides a Sample Design Statement for illustration. It gives a summary of the Park Authority s position re: Sustainable Design and provides samples of Sustainability Checklists the Authority intend to introduce. 11

12 12 Old Pier, Arrochar, Argyll Forest

13 part 1. a sense of place the national park s varied character 13

14 14 Traditional cottage, Balmaha

15 A Sense of Place The National Park is a special place The dramatic geography, topography and history of the National Park has created an area of striking contrasts with different landscapes and settlement patterns. Within the Park there are diverse patterns and styles of building from medieval times until today. There are individual and dispersed clusters of houses, small villages and towns. There are Victorian planned towns, planned villages and Forestry Commission settlements. Loch Lomond and the Trossachs National Park is a much-loved destination not only accessible to communities throughout central Scotland but visited by people from all over the world. For the Scottish Diaspora, it is associated with Scottish history and culture. It is widely considered to be imbued with Scottish character. The Park Area is a good place to live and within it there are a wide range of communities each with their own identity. Residents are proud of the place in which they live and are interested and involved in ensuring that it is developed sustainably. This Guidance Document promotes good quality contemporary design which is locally distinctive and development generated from an understanding of, and appropriate to, a specific place. To achieve good quality design, designers need to be skilled and sensitive to the landscape, building types, architectural character and development history associated with the National Park s different character areas. In order to illustrate the principles that should underpin a good design approach this Guidance includes a brief summary of the differences between local areas. For further explanation and analysis of particular Park Areas refer to The Built Environment of Loch Lomond and the Trossachs National Park- a survey. This is obtainable separately from the National Park Authority. The following pages describe the special qualities which are specific to each area of the National Park, beginning with a brief overview of how development in the National Park has evolved. Before the mid 1800 s most buildings in the National Park area, in common with much of rural Scotland, were of a simple narrow plan, with a short span pitched roof and robust detailing. They were constructed in a limited palette of materials with a timber and masonry structure. Walls were of stone either rendered, coarsed or rubble. Over the years, and with increasing affluence, this basic building type was developed often to one and half storeys high with dormers, or to two storeys with single storey additions. In more urban areas the same basic building type often increased in size to two storeys to incorporate a shop or workspace at ground floor with living space above, alongside or extended into an attic with dormers. These properties generally have a wide frontage. For the most part these buildings appear well proportioned, with a greater mass of wall to window. They are comparatively small in scale with low ceiling heights and small vertically proportioned windows or large door openings for work related activity. By dint of scale these buildings fit well into a landscape setting or provide an attractive, modest scaled backdrop in urban contexts. Their volumes are perceived by some as limiting for modern lifestyles. After the mid 1800s, improved economics, transport, mechanisation and communication meant that different materials were more easily transportable. Architects and their clients aspired to a wider range of architectural styles, and from the latter part of the 19 th century, domestic architecture became more varied. The range of properties increased to include larger houses based on single plots, with a range of architectural styles from larger Victorian and later Edwardian villas, to thirties bungalows of stone and render with hipped roofs, to timber-clad houses and bungalows constructed by the Forestry Commission. overleaf is a more detailed description of each area... Main Street, Killin Planned Estate, Luss 15

16 Breadalbane Breadalbane is the setting for dramatic glens with a very wide variation of scenery. Highland Glens have steep-sided hillside with moorland, rough grazing or woodland and a feeling of wildness and remoteness. Inland lochs have a spectacular landscape quality and each has its own distinctive identity. Elsewhere there are open, flat-bottomed valleys the setting for enclosed farmland, isolated farmsteadings and occasional estates. There are a wide range of types of settlements which are characterful and distinctive; Killin, Balquhidder and St Fillans reflect the building aspirations and architectural style current as they developed. Smaller settlements such as Balquhidder originated as loose groupings of farming or estate buildings with other individual properties sited directly in the landscape. Larger groupings are often found at junctions and communication routes they can be linear along the main road (for example Strathyre) or buildings clustered in the landscape around a feature (such as the river confluence at Killin). In larger settlements, again in Killin, there are some semi-formal, more urban spaces but these retain a predominantly rural character. Some villages such as Crianlarich and Tyndrum, have had their original character eroded by newer development which is either overly dominant in scale or overly commercial with prominent car parking. In terms of visual distinctiveness, in this area the landscape setting always dominates. It is complemented by the various settlements, each of which has its own identity. Like the Argyll Forest Area, Breadalbane has a predominantly rural character which depends on the sensitive location of small scale development and single properties which are well integrated with their landscape setting. typical developments include: highland villages at communication routes and junctions; Crianlarich, Tyndrum. Both are located beside the railway lines which brought the overall area development. They have the dispersed rural character of a highland village, and are both framed and enclosed by a series of rugged hills and mountains; nevertheless their character has been undermined by recent development. villages at lochside and riverside; Killin located where two rivers join; its expansion began at the time of the Clearances and was expedited by the new railway. Many older houses were originally constructed for holiday use and are now used as bed and breakfast accommodation. It has a development pattern associated with traditional highland villages one or two storey houses in rows often positioned directly at the pavement. highland villages; Balquhidder loose clusters and groupings well integrated into the landscape, Strathyre a small linear village on an old drove route. highland village; Strathyre 16 highland village; Balquhidder

17 typical building types In this area the dominant residential building type is a symmetrical house with a narrow plan more often one and a half storey with dormers, but sometimes larger. There are some single storey cottages in rows and some villas which are more sophisticated in design with bay windows, feature gables and architectural detail at openings, verges and eaves. typical materials Traditional buildings are built of Schist (rubble) or stone. Some buildings are harled or roughcast. Larger traditional villas tend to be coursed sandstone with dressed stonework at windows and quoins. It is common to see painted details at window surrounds and cills on roughcast buildings. Earlier Schist buildings have plain stone cills and tend to be void of architectural detail. As in the rest of the National Park area the predominant roofing material is slate. In places there are some corrugated iron roofs, and at Lochearnhead there is a traditional thatched cottage. A number of properties have dormers of various types wall head or mid wall, set in roof bays or gabled. On some buildings there are decorative carved bargeboards at gables and dormers. There are also buildings with exposed rafter eaves, verge ladders and decorative ridges and finials. Strathyre; roughcast cottage with gable eaves dormers Clifton; terraced cottages Bridge of Dochart; colourful carved dormer gable bargeboard Clifton; corrugated iron roof Balquhidder; rubble cottage St Fillans; stone villa Strathyre; stone wall Lochearnhead; schist rubble wall 17

18 Argyll Forest This is a large-scale, rugged landscape, where hills and forests form a spectacular backdrop for a series of sea-lochs. Enclosed farmland and landscape is uncommon, instead there are extensive areas of managed woodlands, rough grazing and moorland. The area is predominantly characterised by its large-scale vistas of both landscape and settlements from viewpoints across Loch Long and Loch Goil. The settlement here is a reflection of the way in which the area has evolved. Historically transport was by boat, and as a result the area s sea lochs have a shoreline punctuated by dispersed and linear development sited close to the water. Older settlements such as Kilmun and Lochgoilhead have mediaeval origins while later 19c settlements for example Strone and Blairmore feature villas and piers which were developed when the Victorian and Edwardian steamer network connected the Clyde coast and adjacent coastal towns and villages. There are no larger scale settlements here which compete visually with their landscape setting. Nor are there enclosed urban spaces such as streets, squares or courtyards. The area has a rural character which is predicated on the sensitive location of small scale development and single properties in their landscape setting. Here, smaller buildings are of standard, simple scottish rural character, while successful larger buildings are more picturesque. Specific developments include:- linear coastal development; At Kilmun, Strone and Blairmore there is a linear stretch of distinctive individual properties - mostly substantial Victorian villas - from the west end of the Holy Loch and around Strone point to Loch Long. Virtually every house is unique; many have elaborate gable fronts, characterful details and highly worked bargeboards. villages and hamlets; At Ardentinny there are timber-clad forestry houses gabled semi-detached properties with profiled metal roofs. Lochgoilhead is a lochside settlement enclosed by steep hills and forests. It has a string of larger villas, older houses and other buildings all orientated traditionally towards the Loch, but recent proportionally large growth, has affected its character and local distinctiveness. Arrochar has a diverse range of buildings from cottages to larger villas most located along the lochside near to the water. Development does not visually intrude on the forested hillside,which forms a pleasant backdrop to development, specifically when viewed from the north approach. The townscape here and many of the buildings are undistinguished, however it is Arrochar s landscape setting that contributes most to its distinctive character. villages and hamlets; Lochgoilhead 18 linear coastal development; Strone

19 typical building types In this area, there are estate, farm and forestry workers houses generally all single storey cottages. In some places they are joined to form terraces. These contrast with the larger Victorian villas of revivalist styles which were developed as loch transport, and thus access, improved. The latter are often elaborate in massing and detail and have interesting proportions. typical materials Due to the development of Forestry Commission workers housing in the 1950s, timber is more common in the Argyll Forest than other National Park areas. However because Commission Developments are isolated and dispersed in forestry areas, the use of timber as cladding is not immediately apparent. As elsewhere earlier buildings are rubble (schist) with sandstone window dressings. They can be harled roughcast or painted. Later Victorian villas are ashlar stone. The use of materials does not always correspond to the suggested hierarchy of building type. In Strone there are some very large villas that are finished in roughcast and harling. The predominant roofing material is slate although there are some corrugated metal roofs at the timber forestry commission houses in Glenbranter, Glen Massan, Ardentinny and elsewhere. Again most roofs are pitched and dormers are very common. These are in a variety of styles from elaborate bays and decorated gables to more simple hipped roofs or more straight eaves types. Decoration using carved gable bargeboards and colourful painted woodwork is common especially on larger villas. Ardentinny; forestry houses Craig Hoyle; 3 bay dwelling Glenbranter; timber cladding Blairmore; dormer window Arrochar; single storey lochside cottage Kilmun; victorian villa Arrochar; dressed sandstone Island Farm; painted rubble walls, slate roof & dormer 19

20 The Trossachs The Trossachs epitomises the romantic view of Scotland s highland landscape character. Hillsides rise directly from a series of beautiful inland lochs with natural woodlands, moorland, rough grazing, forestry plantations, craggy slopes and summits. Settlements are generally small estate villages and rural hamlets. They can be focused on the Loch shores or derived from farmsteadings sitting in the strath (low level farmland) floors. The Trossachs were a popular destination for Victorian holiday-makers and there is a legacy of larger Victorian holiday villas along loch and riversides. Larger settlements such as Callander and Aberfoyle are planned towns and have a typical Scottish character derived from the traditional feued development pattern. These larger towns have defined urban spaces such as streets, squares, pends and courtyards. Their topography and rivers constrains and controls the extent of development and there is a clear distinction between the more urban character of their cores and their countryside setting. In terms of visual distinctiveness, the Trossachs is an area of contrasts; busy highland towns with a distinctive character are set within a striking and varied landscape. Outwith the towns, the Trossachs has a predominantly rural character of small scale development and single properties in keeping with their rural location, set in a manner where the landscape dominates. small rural hamlet; Port of Menteith large planned rural settlements; Callander is a significantly developed town, well visited by day trippers and tourists. It has an attractive town centre with a strong High Street, set against a dramatic backdrop of hills and mountains. The feued development pattern and planned public square give the centre of the town a distinctive identity. Elsewhere there are Victorian holiday villas and attractive densely developed residential streets. There is significant recent suburban development to the east of the town. This detracts from Callander s distinctive character. Aberfoyle has developed along the main road and is essentially a linear town set against a backdrop of mountains and forested hills as with Arrochar, its landscape setting contributes as much to its character as do its buildings and settlement pattern. small rural hamlets Brig O Turk, Milton, Kinlochard and Port of Menteith; are small dispersed hamlets of low density and small scale houses and other buildings which are well integrated with their landscape setting. 20 large planned town settlement; Aberfoyle

21 typical building types As in Breadalbane, the dominant domestic building type is symmetrical with a narrow plan. Here however, reflective of a different economic history, there are more two storey buildings with dormers. In this area, there are large detached villas, often with additional decorative gables, bay windows, towers, turrets and porches. These were built by city dwellers as their holiday homes in the Trossachs. typical materials There is a marked difference in appearance between Breadalbane and the Trossachs materials change from schist to sandstone and, from Callander northwards there are properties of puddingstone (stone with pebbles of different sizes and types embedded within it) with sandstone dressings. Around Aberfoyle, red sandstone dominates but as throughout the National Park area, smaller less important buildings tend to be harled or limewashed; medium sized buildings are rubble with dressed stone at window openings and quoins; larger more important and expensive buildings use ashlar sandstone. Newer properties are generally rendered, sometimes with stone or brick details. The predominant roofing material is slate which was available locally at Luss and Aberfoyle quarries. (The Aberfoyle slate quarries closed in 1950s). Some instances of red tiles can be found. Recent edge of settlement development uses concrete interlocking tiles. There are a few smaller buildings (generally outbuildings) with corrugated iron roofs. Most roofs are pitched and many of them have dormers. There are some hipped roofs mainly on buildings built from the 1930s onwards. A variety of dormer styles can be found; gable and eaves types, large and small in size. A variety of decoration is used from simple gable bargeboards and eaves spars to more ornate painted carved gable bargeboards and metal roof finials. Gartmore; terraced 3 bay houses Callander; farmhouse style cottage Brig o Turk; eaves spars Callander; carved gable bargeboard Port of Menteith; gabled farmhouse Callander; larger detached villa Aberfoyle; red sandstone window dressings Callander; puddingstone 21

22 22 Loch Lomond An stunning landscape with an important historical and cultural heritage. This area is characterised by its large-scale open landscape with long dramatic vistas across Loch Lomond to the islands and mountains beyond. Extensively farmed lowland to the south of Loch Lomond provides a mosaic of field boundaries, trees and shelter-belts which contrast with distant views of upland areas which consist of moorland, rough grazing and woodland. There are a number of large country estates with historic designed landscapes within the area. These contribute to the character and visual quality of this part of the Park. There are landmark trees, designed parkland, picturesque historic houses and prominent estate boundaries. The vernacular and estate built stone cottages, farmsteads and villages give the area a settled, domestic character. There are a number of small estates and other villages, and one larger settlement Balloch, a loose-knit town which is now the location of significant suburban development. Balloch sprawls and newer development dominates its landscape setting, elsewhere sensitive, small scale development and single properties are well-integrated within the landscape. There are a number of small settlements that are characterful and distinctive. Consistent with its historical and economic development the Loch Lomond Area has a wide range of traditional buildings and settlements. villages with distinctive characters; Drymen a clustered settlement located at the convergence of a number of routes. It has a village green and distinctive older buildings at its centre. This gives it character and a distinctive sense of place. Milton of Buchanan and Buchanan Smithy are early nineteenth century cottage rows which have formed characterful small estate hamlets. dispersed villages; Gartochan and Croftamie These villages consist of loose, broadly linear, groupings of mixed property types, including cottages, flats and villas. Balmaha Is a similar collection of mainly smaller scale cottages and villas clustered and developed along the road and lochside. lochside villages; Luss is an important example of a planned estate village. It consists of picturesque cottages in a main street running perpendicular to the loch shore. At Tarbert the development is mixed and dispersed but loosely focused around the Victorian baronial hotel located where the main roads meet. large suburban settlement; Balloch home to the National Park s main tourism hub, lacks a distinctive and coherent centre. It has grown significantly since the fifties and has large housing estates and recent housing development. dispersed village; Balmaha dispersed village; Gartochan

23 typical building types In this area the dominant residential buildings are single storey cottages and two storey houses. There are some workers houses in terraces. Earlier homes are generally narrow plan and some are symmetrical with central porches. There are also a significant number of twentieth century two storey properties modelled on their traditional counterparts. The latter often have hipped roofs. typical materials As elsewhere traditional narrow plan cottages are commonly roughcast, harled or painted - though many of the estate cottages are built in stone. Older villas use red sandstone, of random rubble or rudely coursed and left exposed. 3 bay farmhouse buildings tend to be painted rubble or roughcast. The predominant roofing material is slate as in the rest of the National Park areas. Most roofs are pitched and dormers are very common including ones with gable and hipped roofs or eaves and bay types. As elsewhere larger villas and more elaborate cottages have decorated timber work, exposed eaves and carved verges and bargeboards. Timber is often colourfully painted. Luss; estate cottages Buchanan Smithy; row cottages Luss; rubble wall and red sandstone quoins Croftamie; red sandstone Callendoun; painted rubble farmhouse Luss; 3 bay stone villa Luss; gothic carved bargeboard Buchanan Smithy; slate piend roof 23

24 Loch Lomond and the Trossachs National Park Head Office, Balloch Loch Lomond and the Trossachs National Park Authority are leading the way in high quality contemporary design 24

25 Retaining a Sense of Place The National Park Authority s responsibility is to ensure that the best qualities of the Park Area are retained and enhanced. New design must be sustainable in the long term, through the retention and reinforcement of development character a Sense of Place. Often new housing and other development lacks local character. It detracts from its context and results in could be anywhere places. Such new development is not appropriate in the National Park. Poor development can have a disproportionate effect on its surroundings: firstly because it is undistinguished in itself and secondly because it adversely affects its location and surroundings in towns, villages or the landscape. Poorly sited new development often sprawls into the landscape and blurs the boundaries between countryside and settlement so that the appropriate differentiation between settlement and countryside is lost. In new development often house or other building types are standardised and designed around standard roads layouts; there is no designed relationship between different buildings, and no characterful or attractive public spaces. Often new houses and buildings are simply dropped in open plan plots, dominated by intended and incidental car parking. Their siting is not considered in terms of orientation, context, views or relationship to each other. The resulting places created do not relate to the locale and are often difficult to navigate because there is no understandable sequence or hierarchy of spaces: there are is no wayfinding or meaningful features built into the design. In the following section of the Guidance we will examine the basic principles that underpin development in areas within the National Park. Understanding of, and an appropriate response to, these principles should result in the design of new development that will enhance and maintain the distinctiveness of the National Park. This guidance advocates that developers and their designers should consider and understand how their proposed development fits into its local context and wider setting, as carefully as they think of what it is like to live in and visit. In some cases the existing context offers clear clues as to how new development might be designed and sited, in others extant development is poor and requires careful mending. Good precedents should be considered outwith as well as within the Loch Lomond and the Trossachs National Park area. New development should not be pastiche or exact copies of older buildings in the same area. However, it does need to be sensitively integrated within its setting. The experience of buildings set in a rural landscape differs from those in an urban or suburban setting. Developments in urban locations are more often perceived as a series of spaces enclosed by built form, whereas in the countryside developments are often viewed from a distance and in the context of their landscape setting. In the Park area a badly designed development visible in the countryside often will have a far greater impact than its equivalent in a town or village. Bernice, Argyll Forest; single house is unobtrusively nestled into the landscape Bernice, Argyll Forest; over development impacts on landscape and character of National Park 25

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27 part 2. This section of the Guidance outlines the issues which designers need to consider in designing developments in the National Park Area. This aims to ensure new developments build upon and maintain existing good quality local character, or improve, and positively contribute to, locations where at present there is no local character or distinctive sense of place. This is a summary of the considerations which are illustrated in more detail in the case studies in Part 3 of the document. These include;- 2.1 Siting concentrating on single houses, small and larger developments. This section considers settlement patterns, orientation, setting within the landscape and prominence of built development in the National Park area. 2.2 Neighbourhood this considers accessways and entrances; boundary treatments and planting. 2.3 Detail this outlines issues of proportion, scale, materials and construction details. Each section identifies the design aims of Loch Lomond and the Trossachs National Park looking at local precedent and context. It then outlines general points for Guidance illustrating the key issues with photographs and sketches. design principles 27

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29 2.1 Siting; overview This section covers Siting. It considers development of varying size i.e. single properties, smaller settlements and larger settlements. It explores the effect of local development pattern, orientation, landscape setting, existing typology etc. and shows relevant precedent. It aims to ensure that buildings are generally located in a way that integrates them with their neighbours and makes the most of their site and its context. 29

30 2.1.1 SITING; SINGLE HOUSES* Within the countryside, traditional builders located buildings within the landscape to make best use of agricultural land, sunlight, shelter, views and access. They avoided more prominent locations such as the tops of hills and exposed coastlines because of the lack of shelter. Within Loch Lomond and the Trossachs National Park single houses are often set in, and separated by, large areas of landscape or countryside woodland, hillside, farmland, loch or lochside. New development needs to respect Loch Lomond and the Trossachs National Park s mainly countryside character which is dependent on single houses and smaller settlements that are generally dominated by their landscape setting. Maintaining a countryside character In general it is viewed that new individual houses*:- should not dominate or overwhelm their setting are most likely to look appropriate if they are located in a similar way to traditional buildings within the area for example located between hills and ridges with trees and planting giving shelter and avoiding mounding should not be overly intrusive on the skyline and should generally follow existing contours should relate to the scale and curtilages of adjacent buildings balmaha; Lochside cottage nestled into landscape Respecting local development patterns In considering the design of new individual houses* designers should:- consider how good examples of local traditional buildings are sited relative to each other avoid design solutions associated with more urban/suburban locations house designs, gardens and accesses with conventional front and back gardens and boundaries that might work in towns and suburbs generally look out of place in a rural setting Landmark buildings Some applicants aspire to new buildings that will potentially create a landmark. In some locations this will be appropriate, but all such proposals need to be carefully considered. Their use and importance needs to reflect their location and a high standard of design is essential. Sustainable design new individual buildings should be located to make the most of shelter designed and orientated to make the most of passive solar gain drymen; Manse building hidden within mature landscape 30 *Or buildings of a non public prominence

31 2.1.1 SITING; SINGLE HOUSES* x single property; poorly sited new development dominates its setting and looks out of place exposed site mounding makes house look overly prominent inappropriate suburban boundary treatments access roads are overly prominent property is significantly higher than its neighbours single property; well sited new development integrated into existing setting and screened by planting development does not dominate its setting planting is used to integrate development with its setting is located in a similar way to traditional buildings is located between hills and ridges with trees and planting giving shelter new development does not intrude above the skyline and is not significantly higher or lower than its neighbours 31

32 2.1.2 SITING; SMALLER SETTLEMENTS (up to around 15 properties) A significant proportion of existing development within the National Park takes the form of loose groupings of four or five properties, small hamlets and larger villages. They have developed because of the area s topography and the way that the land was used by its occupants. Because their location is a response to their landscape setting, many older buildings in the same locations tend to be sited similarly. These groupings vary, depending on the part of the National Park within which they are located. Generally all of these settlements are very rural in character without any formal urban elements such as streets and squares with significant amounts of pavements and street lighting. balquhidder; Loose grouping of properties x Retaining the local development patterns associated with an area is a key way of retaining a sense of place and local distinctiveness. Landscape setting new development should not dominate or overwhelm its setting or existing buildings of quality new development should use the existing topography to enhance its setting generally it is most appropriate to follow existing contours buildings should not be significantly higher or lower than their neighbours...respecting local development patterns designers should consider how good examples of local traditional buildings are sited relative to each other buildings should be sited and grouped in an appropriate way for their context this will generally, but not always, be in a similar way to the predominant siting of traditional buildings new development should take account of the local density of development design solutions associated with more urban or suburban locations are generally inappropriate kilmahog; Roadside development lochearnhead; Linear development poor quality new development This example illustrates an inappropriate development adjacent to smaller settlements in the National Park area. Poor approach to new small development within an existing small town where a typical suburban cul-de-sac layout has been adopted. New development: ignores its setting and traditional development patterns faces inwards on itself does not integrate with the neighbourhood is a higher density than existing development Brings a suburban house type to a rural setting 32

33 2.1.2 SITING; SMALLER SETTLEMENTS farmsteading Breadalbane has loose groupings associated with cottages, clachans and farmsteadings. loose cluster Beside Loch Lomond there are dispersed clusters of development at road junctions and riversides. linear development Within Argyll Forest there are linear developments beside sea lochs, moorings and at crossing points number of dwellings are limited and orientated to form a small courtyard character of the building design is rural akin to a farmhouse or narrow plan cottage dwellings vary in size and ridge height to break up overall massing of the group precedents; Existing farmsteading, Argyll Forest new development respects existing settlement pattern existing building typology, massing and scale informs new building design density is of similar scale to existing development new development easily integrates into neighbourhood properties are orientated the same way as their neighbours and maintain the same setback from roads a consistent spacing is maintained between old and new properties the general massing and scale of properties is the same as their neighbours this does not preclude the siting of larger new properties beside smaller existing neighbours, rather it suggests that larger properties should be designed to break down their scale and massing so that they are not visually intrusive new farmsteading; Low Borland Farm precedent; Fyne Homes on Gigha precedent; Good addition to linear development, Edinbane 33

34 2.1.3 SITING; LARGER SETTLEMENTS (15 properties and over) larger settlement; settlement and countryside are distinct from one another Relationship to landscape In the National Park settlement and countryside are distinct from one another. In contrast to more built-up areas (such as those found in central Scotland) there are very limited areas of suburban development where countryside and settlement merge or settlements coalesce. This differentiation between town and country is an important contributor to the distinctive character of Loch Lomond and the Trossachs National Park and sense of place. Development at the edge of settlements needs to be controlled in order to maintain a clear definition between settlement and countryside, and ribbon development linking two or more smaller settlements should be avoided Relationship to other buildings and within settlements Small towns within Loch Lomond and the Trossachs National Park have development patterns which accommodate and integrate a diverse range of neighbours in a way which shapes attractive streets and other public realm and places. Larger settlements within the Loch Lomond and the Trossachs National Park demonstrate a pattern of development which is typical of successful small Scottish towns. Often successful and attractive towns and villages have a denser centre, sometimes arranged around a public square or important building. In many cases this is the legacy of a planned town approach where settlements were planned to have a picturesque character, or sometimes they developed based on a traditional feu pattern characterised by long, thin strips of development. The series of spaces that are enclosed by these existing buildings creates a sense of place and local distinctiveness. Over time more disparate development has grown around this older feued pattern (often a mix of housing or workshops together with small scale gardens or yards.) This development pattern is significant because it provides a coherent framework for development which accommodates a mix of different uses and building types. New development should:- consider how good examples of local settlements have evolved and how their settlement pattern could be adapted for new development avoid suburban could be anywhere development based on standard roads layouts and avoid inappropriate uniformity/ standardisation in building types accommodate and integrate a diverse range of neighbours in an orderly way which shapes attractive external places have an appropriate density for their context New development proposals should;- consider impacts on key views from roads, hillside and across water and integration within its landscape setting be designed so that their scale does not overwhelm their existing neighbours, or their landscape setting 34 main street dense blocks formed by row of 3 or 4 buildings usually with shop unit at ground floor mews haphazard development within the long feu plots found behind main streets villas larger individual plots tend to be found on the edge of town

35 2.1.3 SITING; LARGER SETTLEMENTS Edge of Settlement Within the National Park, there is likely to be pressure for new development located at the edge of existing settlements, a semi rural situation where there is a change between an urban and a more rural character. In this type of location, new developments are likely to be very visible and will need to be carefully designed to maintain the appropriate relationship between settlement and countryside which is an important component of the National Parks distinctive character. In addition to consideration of successful adjacent development patterns, where new development is located at the edge of an existing settlement it should:- have an overall scale and massing which consolidates the existing edge of town rather than bleeding-out into the surrounding countryside incorporate landscaping and planting which integrates new development with its setting should be well connected to the existing settlement by footpaths and where appropriate structured landscape, public realm links and cycleways x larger development ; poorly sited new development significantly different density where there is predominantly low density development in established settlement patterns new developments with a higher density will generally look out of place. different orientation houses which are orientated in a significantly different way to their neighbours stand out and can become unduly prominent. standardisation with standard demarcated front and back gardens standard suburban fences, brick walls, pavers etc. look out of place. larger development ; well sited new development integrated with landscape setting outward looking appropriate density linked relationship between settlement areas retains the difference between town and countryside respects local development pattern 35

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37 2.2 Neighbourhood; overview Having considered Siting the next degree of detail which a designer needs to consider is a development s neighbourhood setting. A development consists not only of buildings but of roads, accessways, walls, fences, parking, gardens and planting. Consideration of this is fundamental as even the positive impact associated with the best designed house will be negated by poor parking, boundary treatments and access. To achieve local distinctiveness and sense of place both buildings and their immediate and extended neighbourhood need to be carefully considered. This section of the Guidance firstly covers issues associated with groups of houses (access and parking, defining public and private spaces, landscape framework) and then the more detailed issues associated with individual plots and curtilage (entrances, gateways and boundary treatments, gardens and planting). 37

38 2.2.1 NEIGHBOURHOOD; URBAN GRAIN Within settlements in the National Park, neighbourhood character is dependant on the way in which individual buildings and their plots relate both to each other and to the pattern of access roads or street blocks within which they sit. Although individual properties can be of different design and character, often they fit well together to provide an integrated place with its own special identity. In most successful places within the National Park this is achieved through;- Urban Grain the area available for development (the size of a plot, for example) can determine a property s scale and massing. Where buildings share the same plot size, and a similar type of location within it to their neighbours, they have a sense of sequence or regularity a rhythm! This can control proportion and massing across a series of adjacent buildings or sites and result in an attractive layout. Building line traditionally denser and more urban developments in Loch Lomond and the Trossachs National Park share a similar building line with minimal step-backs. Where new development does not follow a similar relationship to the street as its neighbours, it can look out of place. Active street frontages Most successful Loch Lomond and the Trossachs National Park locations have some buildings which have windows and entrances facing onto shared spaces so that spaces feel safe and overlooked. Lack of neighbourhood character Unsuccessful newer developments are often designed as a series of zones which have no designed physical connection or reference to each other (eg cul de sacs off main roads). They lack the linkage and connection to make them pleasant places to live and work in. These developments are experienced as a series of individual properties rather than a place this is true of many newer housing developments. Public spaces that are not defined or well overlooked feel unsafe particularly at night and are underused. Better newer neighbourhoods In the Loch Lomond and the Trossachs National Park, newer neighbourhoods should have a distinctive identity which reflects their specific location and which relates well to its older neighbours. This can be achieved through:- a variation in density and development footprint based on consideration of successful adjacent development patterns (see Siting Section) ensuring that designs are appropriate taking account of adjacent or other successful development in terms of their scale, massing and building line creating outdoor spaces with clear character, defined shape and structure and an active, overlooked street frontage lack of neighbourhood character Infill poor design - single plot Inappropriate open plan boundary treatment Building line is not maintained Parking dominates the frontage Landscaping is replaced by hardstanding Scale is not contextual Different materials and character used from surrounding buildings Infill poor design - smaller development Introverted development Could be anywhere design Boundary treatment of cul de sac detaches development from adjacent settlement or neighbourhood Landscaping is replaced by hardstanding Scale and proportion of space is not contextual Larger extension poor quality design Large areas of high boundary fencing facing onto streets Blind gables and blank walls Large leftover development setbacks No designed connection to adjacent settlement or neighbourhood 38

39 2.2.1 NEIGHBOURHOOD; URBAN GRAIN creating neighbourhood character attractive urban grain impact on character This street in Callander demonstrates the vast difference in quality of urban grain that exists... St. Fillan s; Breadalbane Continuity in rooflines and gables Consistent boundary treatment Rhythm of building mass and gap between buildings Gartmore; The Trossachs Repetition of eaves dormers bring rhythm to street Active street frontage with entrances and windows on street Common building line unites different buildings Good example Building line relates to road Boundary treatment is consistent with building and materials Non contextual example Building line is setback Parking dominates Materials and massing are different to neighbours On the main street in Callander the rhythm of the street has been broken by this infill development... Luss; Loch Lomond Rhythm is created by repetition of cottage buildings Continuity of roof height and chimney repetition In places buildings sit right on street bringing activity and security Use of the same materials and street furniture identifies the street as an coherent place Arrochar; Argyll Forest Buildings sit within landscape Roofline is broken to follow contours of landscape Grain is created by varying heights of individual buildings Active frontage onto street brings overlooking to greenspace Building line is not maintained Large setback from road Scale of infill development is different to neighbours Different materials are used to adjacent buildings Massing and elevational treatment has nothing in common with neighbouring buildings 39

40 NEIGHBOURHOOD; ACCESS and PARKING Aims; access and parking The character of roads and streets vary within the National Park area. Smaller rural roads have a very different character to their urban equivalents. Most places within Loch Lomond and the Trossachs National Park developed before access for cars, bin lorries and delivery vehicles standards dominated design. Access and parking has subsequently had to be accommodated around existing buildings and their setting and therefore is usually low-key in character and unobtrusive. As Loch Lomond and the Trossachs National Park is predominately a rural area, provision will always be needed for cars it is therefore important to consider well-designed accessways and parking from the outset of the design and development process. Poor quality access and parking Many newer developments feature road layouts which are based on a simplistic interpretation of the current roads guidelines. As a result the design and specification of the roadway comes first and this is then used to determine the location for built form. This results in a development pattern which is standard not appropriate in context. Parking and roads become very dominant and cars are more important than pedestrians and buildings. Better development access Avoid formulaic road layouts which use standard suburban materials it is worth analysing successful adjacent existing development and emulating the road layouts if relevant and attractive. Consider how road layouts can help to provide a characterful setting for new properties. Link different types of road layout, design and character with different housing types and their landscape setting. Create a legible spatial hierarchy rather than an endless series of cul de sacs. Link new roads, footpaths and public spaces into existing networks. Parking Insensitively located parking detracts from local distinctiveness. In general, successful garden spaces contain planting not pavers! In the case of individual properties, parking should not dominate the front of properties and should not overwhelm their garden setting. Parking should be screened and where possible located to the side or rear of properties. Larger developments often include large shared car-parking courtyards, which can be visually intrusive. Generally, smaller groups of (say up to ten) parking spaces are of a scale in keeping with Loch Lomond and the Trossachs built environment. These can be screened effectively with landscape, topography and contours. Where there is no alternative, larger parking areas can be sub-divided with strong, high quality structured landscape. Infrastructure When designing access and parking it is important to consider how the building plot is serviced. Drainage Areas such as hard standing need to be drained to remove surface water. Newer methods of drainage, such as SUDS, disperse and treat water locally. Minimising areas of hard standing and pavers will reduce the size of the drainage system. Street lighting Standard street lights should be avoided in rural areas as they are urban in character and a source of light pollution. More rural alternatives should be incorporated e.g. Route marking; Bollard lighting; PIR property floodlights. Any lighting should be designed to avoid glare. access - poor example new development, Callander parking - poor examples newer properties in Callander good quality precedent original access road, Callander The choice of materials for an access road in this new development contrasts with the original low-key roads and verges nearby which are smaller, greener and less obtrusive than their new counterparts. Newer properties often have overly prominent parking. The choice of materials conflicts with the buildings and surrounding area. The parking has an open frontage to the street and cuts the property off from any activity on the street. Gates and hedging can be used as screening. Good quality contemporary rural accessways and entrances (left to right; Applecross and Gigha)

41 2.2.2 NEIGHBOURHOOD; ACCESS and PARKING guidance on parking good local precedent examples guidance on infrastructure Sustainable Drainage (SUDS) Good example of rural parking Screened by landscaping At side of property Garage is detached from property Material/colour is sympathetic Low-key access and parking; rural entrance treatment Balquhidder Lay-by parking at Waterside House, Callander Permeable paving; can store and release surface water into the environment in a controlled manner. Swales; are similar to a grass verge but direct the water flow whilst slowing down the transfer of water into the ground. Infiltration and attenuation systems; Attenuation cells (also known as Storm Cells, Soakaway Modules, or Storm Crates) are the modern equivalent of a soakaway. They allow surface water to be stored in one location and dissipate into the ground. Poor example of rural parking Directly in front of property Not screened from road Integral garage increases mass of building Hardstanding is of obtrusive material/colour Low-key carparking at Auchlyne, Breadalbane. Access is secondary to landscape Carparking accessed through Pend at Strathyre Rainwater Harvesting; This timber house near Oban incorporates a system for the collection and use of rainwater as the sole source of domestic water and has a reed-bed filtration system which treats sewerage. 41

42 2.2.3 NEIGHBOURHOOD; GARDENS and LANDSCAPING boundary treatments with a national park character poor quality boundary treatments Privet hedge; St. Fillans Rubble wall; Lochearnhead Dry stone wall; Luss Metalwork; Callander Brick boundary walls tend to look more suburban in character Post and wire fence; Breadalbane Rubble wall and hedge; Callander Dry stone wall; Loch Lomond Rubble wall and arch; Strone Post and wire fence; Callander Boundary wall; The Glassert Metal fence; Aldochlay Timber fencing; Arrochar Standard High timber fencing is too prominent and uniform creating could be anywhere character 42

43 2.2.3 NEIGHBOURHOOD; GARDENS and LANDSCAPING In many locations within the National Park the planting and topography directly adjacent to a development makes a significant contribution to the way in which it is perceived. With the exception of infill within the more urban areas of Loch Lomond and the Trossachs National Parks towns, every new development site will have its own landscape character which is integrated with other areas adjacent to and outwith the development site itself. Landscape setting has often controlled the scale of development of larger settlements, for example, the edges of small towns are often where the gradient becomes too steep, or where development meets a flood plain. Landscape features often break development up into smaller areas, especially at the edge of settlements. Poor quality existing development Some newer, larger developments do not have any kind of landscape character framework of their own. Because of this, it is easy for them to become uniform with a could be anywhere character and they tend to be too prominent in their countryside setting. Standard new developments are harder to navigate around as all streets and cul de sacs tend to look the same. If there is no landscape framework most developments seem larger in size and are generally unattractive. Landscaping Appropriate planting and landscaping structure must be an important part of any sizeable development in the National Park. Designers should analyse a potential development s setting and determine whether there is an existing strong framework of landscape elements which can reinforce neighbourhood character this is especially important for any proposed edge-of-settlement development. Common landscape elements can be used as way of unifying adjacent development sites. For example, if a series of sites are being developed over time at the edge of one of Loch Lomond and the Trossachs National Park s towns (as has happened in Callander) a public realm and landscaping strategy that extends over all of these sites should in time - bring them together and make a unified whole. Use blocks of appropriate planting to break down development scale. In more rural areas this serves to maintain a countryside character. At the edge of smaller settlements it helps to give the impression of small scale and diverse development which will integrate with the character of its existing neighbours. The choice of planting should also be carefully considered to ensure its appropriateness for the locale. Landscape character and topography are significant and play an important part in the character of Loch Lomond and the Trossachs National Park. Arrochar (left) and Aberfoyle Naturalistic planting integrates rural houses and their setting (left to right; Aberfoyle, Stonefield, Balqhidder, Milton) Planting unifies development in the National Park s towns and villages (from left to right) Luss; small scale planting complements scale of estate village Callander; structured planting in new development Buchanan Smithy; avenue of trees provides 20th century housing with sense of place 43

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45 2.3 Design Detail; overview If a designer has followed the advice detailed in the previous pages of this Guidance, development should be sensitively located, and its development pattern and setting will have been designed to take cognisance of Loch Lomond and the Trossachs National Park s distinctive local character. This section of the Guidance now goes on to suggest a common-sense approach to creating good quality, contemporary designs for individual buildings, which are linked back to traditional precedent and local character. This more detailed guidance will, of course, be relevant to larger developments as well as single properties and smaller group of buildings. 45

46 2.3.1 DESIGN DETAIL; MASSING, PROPORTION & SCALE Integrate and complement It is considered that in order that development looks appropriate in the National Park area proposals should be contextual and take as their starting point good quality local buildings and extant sensitive siting in the locale. Nevertheless, this Guidance does not suggest that designers provide copies or pastiches of adjacent buildings, rather that their proposals are a contemporary expression of an evolving, high quality way of building and designing. Although a talented and experienced designer may be able to design proposals which are radically different to their context but still integrate with their setting, this is not anticipated as being the norm for proposals in the National Park and such proposals should be assessed by skilled review. Generally however new buildings in the National Park MUST integrate with and complement their setting in this location the norm is anticipated as polite, sensitive, high quality design. Unacceptable massing and proportions Most properties which look inappropriate for their location have proportions, scale, massing or materials which is simply not what you would expect to see in a Loch Lomond. and the Trossachs National Park location. could be anywhere development types deep plan houses have proportionately larger and often heavier roofs with heavy detailing at eaves, verges and dormers lack of integration of building elements such as inappropriate windows, features, unsympathetic decking etc wrong typology (from Louisana?) a style of building which immediately associates a property with other locations x Appropriate massing and proportions Often newer properties look appropriate for their location while incorporating some features which are different and sometimes unique. This is because they still retain some characteristics which are associated with the best qualities of older Scottish rural housing, or the National Park s best towns and settlements. For example many thirties villas have hipped roofs which are different to the simple gables of their older traditional counterparts. Nevertheless, they are not signifcantly larger than their neighbours and still retain a greater mass of wall to window and utilise similar materials such as render, stone and slate. Similarly, sympathetic timber clad bungalows have narrow plans, simple steeply pitched roof and are small in scale. New buildings should use a limited palette of high quality materials where possible local materials should be used This choice should be based on materials and details which feature in good quality existing development adjacent to proposals, and which reflect the character of the National Park area in which they are located. Construction details (the way in which building components are put together) should reflect the building type with which they are associated Small scale rural buildings should feature robust, unfussy construction details and a limited choice of materials, which emphasise their simple proportions and rural character. In other locations carefully designed and detailed bespoke features such as bargeboards, porches and entrance doors can complement local character. 46 could be anywhere buildings with overly complex plan forms can result in massing which looks out of place eg. wrap around extensions; complicated pitched roof

47 2.3.1 DESIGN DETAIL; MASSING, PROPORTION & SCALE Appropriate massing and proportions Appropriate massing and proportions Appropriate massing and proportions Scottish rural proportions and massing Victorian villas Twentieth century types Breadalbane Benmore Farm, typical 3 bay farmhouse with eaves dormers Breadalbane St. Fillans, Gothic style villa with turret feature Newmilns contemporary infill development Trossachs Brig o Turk, simple narrow plan crofter s cottage Trossachs Callander, double fronted stone villa typical to the leny feus The Drum, Boness contemporary housing development Argyll Forest Craig Hoyle, typical 3 bay 1.5 storey cottage Argyll Forest Arrochar 3 bay rendered villa Auchnaguie contemporary country home Loch Lomond Blarnairn, 1.5 storey cottage with attic dormers Loch Lomond Nether Ross, Gothic farmhouse villa Low Borland Cottage, Dunlop cottage extension 47

48 2.3.2 DESIGN DETAIL; MASSING, PROPORTION & SCALE In general, simple well proportioned buildings will often be the most appropriate in the Park. Many good examples of contemporary buildings within Loch Lomond and the Trossachs National Park s towns, villages and countryside are based on a polite approach which includes;- Proportions generated from a narrow plan rather than a deep plan using simple well proportioned building forms and minimally articulated facades An appropriate scale minimising internal ground floor levels this can be achieved with the use of a concrete floor rather than a suspended timber floor; minimising floor to ceiling heights by offsetting low ceilings with large open plan areas; introducing double height spaces and using larger full height windows Sympathetic massing larger houses can be successfully broken up into smaller elements Windows and openings Older buildings and newer properties which have been designed to replicate their traditional counterparts can often feature small, vertically proportioned windows which restrict daylight and views. Designers of contemporary properties rightly want to make the most of solar gain and the beautiful views and vistas in the National Park, using windows and openings which may be larger but are still in keeping with their setting Simple and straightforward roof shapes avoid large heavy dormers which compete visually with the roof of which they are a part ; use appropriate materials for any detailing eg concrete tiles do not work as substitutes for slate in most features clockwise from top left; 1. Tiree, panoramic window with elevated views 2.Gigha, rural housing development 3. Wormit, refurbishment from industrial to house 4. Pathhead, private house 5. Dunlop, extension to cottage 6. Kilmartin, house refurbishment 7. Wormit, refurbishment from industrial building to house 48

49 2.3.3 DESIGN DETAIL; MATERIALS and CONSTRUCTION Poor quality development Some new developments within the National Park use materials and construction details which are selected without any careful thought given as to whether they result in a design solution which is well integrated with their neighbours. In these situations designs are often based on proprietary construction products and systems which promote a Scotland-wide standard vernacular based on rendered walls, poor quality quoins, standard stain colours for timber, heavy interlocking concrete tiles and bulky eaves and verge details. Often these choices of modern materials work poorly because:- they result in elements that are visually intrusive they conflict with local character and result in proposals with a could be anywhere character they are associated with suburban development, rather than the National Parks rural or small town character they alter the simple proportions of properties Poor choice of materials; heavy roof tiles; visually intrusive construction detail at eaves and verge; cast stone quoins; poor fenestration better ith, wherever possible, footpaths remote from t smaller developments need to be designed s ays already exist, Argyll and Bute Council Road obstructions to sightlines at junctions, the calised road widening. is important that the potential visual impa detail. Many private access ways are more p hey serve, so every alteration to the road surf arefully designed as possible in order to avoid a urroundings of a development site. Poorly designed roofs are bulky and visually intrusive Better designs for roofs minimal eaves and verge details; roof coverings are smoother and less clumpy Although log cabins can provide comfortable holiday accommodation, they should not be located within or at the edge of existing settlements as their construction and materials are very unlike neighbouring buildings. Their character is distinctively different, therefore they detract from, rather than reinforce, the character of the area. 49

50 2.3.3 DESIGN DETAIL; MATERIALS and CONSTRUCTION The following pages detail materials and construction methods from throughout the National Park which, when used in the correct location, will add to the diverse character of the National Parks four main areas. Some of these material choices are derived from the wide range of construction technologies which are already used in the National Park; others are chosen because they continue the National Park s way of building - using sustainable local technologies which reflect their special location. generally in all areas, existing sympathetically designed properties feature the following materials and details;- Stone Traditional buildings used different types of stone, which depended on the closest local quarry and reflected the local geology. Scottish geology is complex and the Park is a good example of how much variety can be compressed into a relatively small area. There is also a variation in materials depending on the type of building smaller and less important buildings are rubble which is often harled and/or limewashed; medium size buildings tend to be rubble but utilising sandstone quoins and window dressings, as schist is hard to work. Larger, more important and more expensive buildings are ashlar sandstone. Rough rubble; Luss Rubble; Milton Puddingstone; Callander Render Newer, generally 20C properties are generally harled, rendered or painted on concrete block. Some older stone properties are limewashed. Limewashed stone; Milton of Buchanan Harling; Strathendrick Roofs Originally roofs would have been thatched, but there are no survivors apart from the Thatched Cottage in Killin and a single restored cottage at Lochearnhead. There are relatively few smaller buildings (generally outbuildings) with corrugated iron roofs. Roofs are almost always slated (slate was obtainable locally from Luss and Aberfoyle) apart from recent edge of settlement development where generally interlocking tiles are used. (The Aberfoyle slate quarries closed in 1950 s and there are no functioning slate quarries left in the National Park area - but slate spoil has been used for walling at Balmaha). Slate; Luss Corrugated iron; Killin Sandstone quoins; Callander Sandstone lintel; Brig o Turk Sandstone cill; Callander Smooth render; Killin Shingles; Callander 50

51 2.3.3 DESIGN DETAIL; MATERIALS and CONSTRUCTION Timber In rural areas such as Argyll Forest, almost all new house building now uses a timber frame. The Park has a substantial timber resource within the National Park area there is a limited extent of timber which is suitable for external use. European Larch which is classed as moderately durable, can be used as cladding with careful consideration given to aspect, exposure and treatment. Oak can be used for green oak frames and as cladding. There are a number of newer timber clad houses within the Park area and these are generally stained. Construction details There is a selection of construction details that are common (with some local variation) throughout the National Park area. Roof dormers are extremely common; pitched roofs are the norm although some are hipped parapet/skew gables are uncommon.; verge details tend to be flush with the gable; stone quoins and window dressings are popular. Gable chimney; Argyll Forest Verge detail; Argyll Forest Eaves spars; Brig o Turk Timber cladding; Glenbranter Timber cladding; Aberfoyle Hipped roof; Buchanan Smithy Gable dormer; Bridge of Dochart Gable eaves dormer; Callander Timber cladding; Glen Massan Log cabin; Glen Massan Tripartite dormer; Callander Sandstone bay; Callander Sandstone quoins & cill; Callander 51

52 52 The Boathouse, Loch Tay

53 2.4 Exemplar Design; overview The Design Guidance aims to encourage high quality design solutions for the very special places which form the Loch Lomond and the Trossachs National Park. It is intended that this section should inspire and inform good quality, contemporary design solutions. For that reason we have included examples of contemporary precedents that have relevance to new design in the Park from local, national and international locations. 53

54 2.4 EXEMPLAR DESIGN; PRECEDENT To aid in the design of characterful additions to Loch Lomond and the Trossachs National Park, the designer is encouraged to look further afield for quality contemporary design examples. Local Good architecture will relate to its site and context, however, inspiration can still be sought from local, national and international examples. Balloch; Loch Lomond & Trossachs National Park Authority headquarters Balloch; Robin Hospice Rowardennan; University field station Clashindeugle; private house Loch Tay; contemporary boathouse integrated into landscape setting 54

55 2.4 EXEMPLAR DESIGN; PRECEDENT National Dunlop; massing broken down, large fenestration Kelso; sustainable new build house Pathhead; sustainable family house Campsie Fells; contemporary use of materials Edinbane; contemporary rural type Duns; supported housing Edinburgh; house extension Ross-shire; massing broken down, bold use of rural materials Somerset; timber and glass Glasgow; suburban house extension Strathpeffer; rural holiday lodge 55

56 2.4 EXEMPLAR DESIGN; PRECEDENT International Chamoson; juxtapose old with new Malmo; contemporary take on traditional Dorbirn; simple use of form and material Malahide; extension to farm steading Stuttgart; infill house on allotment plot Cloone; materials used to blend into landscape 56