coylumbridge cottage, rothiemurchus design statement

COYLUMBRIDGE COTTAGE, ROTHIEMURCHUS
DESIGN STATEMENT
INTRODUCTION
Coylumbridge Cottage is unkempt but prominent cottage on the ski road that has lain unoccupied
for over 40 years. This proposal gives a realistic opportunity to repair the cottage and to provide a
family home and garden that will be a credit to the area.
BACKGROUND & BRIEF
HISTORY & CURRENT CONDITION
Is not known when the Cottage was built, but it appears on the 1st Edition of the Ordnance Survey
so it will be pre-1871. Its current condition is very poor, with alteration works abandoned.
DESIGNATIONS
The site is within the Cairngorms National Park, part of a National Scenic Area and on the edge of
a Designed Landscape.
CLIENT’S BRIEF
To find a good use for the building to secure its future.
To provide generous and good quality accommodation for the family.
To provide a kitchen/dining room, a sitting room and 4 bedrooms of different sizes with bathrooms.
To provide a garage and workshop / outdoor activities equipment store.
To provide a simple garden and good visual contact with the surrounding countryside.
SITE & AREA APPRAISAL
Coylumbridge is situated on the road between Aviemore and the Cairngorm mountains and ski
resort (known as the ‘ski road’).
COYLUMBRIDGE COTTAGE, ROTHIEMURCHUS - DESIGN STATEMENT
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Coylumbridge is located on the east side of the ski road just past the bridge over the R
River Druie
and the junction
on towards Nethy Bridge.
The historic development is of small cottage crofts, each
each with a small garden plot, equally spaced
along what was once a track to Loch Morlich and is now the ski road.
This can be seen in this late 19th century water-colour, from photographed in Connaught House ,
Mt Abu, Rajasthan, India by Benjamin Tindall in 2009
2009.. It shows Coylumbridge Cottage in the
distance with,, Coylumbridge Croft in the foreground. The scene is almost unchanged today (and
will nott be harmed by the proposals either).
1960s & 70s development along the ski road are
sympathetic in form though not perhaps in detail.
Further back are larger 1½ & 2 storey houses on Coylum Road. These comply with the approved
Rothiemurchus Estate Guidelines, created by Benjamin Tindall Architects.
The surrounding land is mainly attractive coniferous
woodland, through which are views of the distance
hills and mountains. It is on the edge of the Glenmore
Forest Park, with paths and tracks leading to Loch
Morlich and to the Cairngorm mountains.
The public appreciation of the site is various. Mostly it is from traffic up the ski road, where the
cottage is perceived as small scale ruinous building on the east side of the road, set in scrub and
some trees. Walkers and cyclists will have more opportunity to view the buildings in detail.
COYLUMBRIDGE COTTAGE, ROTHIEMURCHUS - DESIGN STATEMENT
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THE PRESENT BUILDING
The construction is of stone walls, unharled. To each end is a gable with a single flued chimney.
The pitched roof is of recent slating. The windows are missing and boarded over; the door likewise.
The interior has been stripped of floor, partitions, wall linings and ceiling. The west gable has the
remains of a range, the east gable the remains of an open fireplace, both being in very poor
condition. There are new internal wall linings in the form of stud walls, standing on a new concrete
foundation, which sits inside the stone walls. Supported off the stud walls is a new trussed rafter
roof structure.
The garden has been untended for some years, besides some basic cutting back of undergrowth.
BUILDING HISTORY
The map of c.1871 shows the cottages and
outbuildings.
The map of c.1970 shows Coylumbridge
before the Coylum Road development.
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Coylumbridge Cottage was a tiny croft with an adjacent garden. In layout it probably contained
two rooms and a central passage. There is evidence that the walls were harled and limewashed.
The slate appears to be Welsh in origin and would have been fixed post-1980. There is no record
of the exact original roofing material. The original porch is also no longer evident. There are
presently no outbuildings, though again these are typical and can be seen in the adjacent cottage.
Porches and outbuildings would have timber clad walls.
1980
In 1980 the building was owned by the Tubb family. At this time they commissioned Mary Tindall
to design an extension. Following similar principles to the present proposal, the design consisted of
a two storey extension to the rear, with a single storey link to the cottage. This was approved and
works started by self-build, though never completed. The internal wall lining and roof structure
where constructed.
COYLUMBRIDGE COTTAGE, ROTHIEMURCHUS - DESIGN STATEMENT
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2007
There presently a permission for an extension. Reference 07/307/FULBS. This is in the form of a
two storey extension on the road frontage from the north gable, linked to a garage to the north.
The initial phase of this work is set to proceed.
COYLUMBRIDGE COTTAGE, ROTHIEMURCHUS - DESIGN STATEMENT
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DESIGN PRINCIPLES
The Cairngorm National Park Authority aims and the Local Plan significant Policies are covered in
detail, see ‘Addressing the Policies’ below.
ANALYSIS
The repair and sustainable reuse of the cottage is the most important thing to save a good example
of a typical small croft building in a Highland setting, for both its cultural and visual significance.
DESIGN APPROACH
LANDSCAPE SETTING
The design should respect how the building is perceived and not alter the general appreciation of
the natural and built environment.
EXISTING COTTAGE
The careful repair of the cottage is ‘a given’. Materials and details need to follow local tradition.
EXTENSION
To satisfy the brief the mass of the building need to be further to the rear of the site. To this end
an additional 3m is to be added to the rear boundary.
DESIGN SOLUTION
LANDSCAPE SETTING
The garden hedge and trees will be tidied and cared for carefully.
COTTAGE
The proposal is to conserve and enhance the existing cottage. The walls will be made good, areas
of brick replaced with stone and the whole given a thin harl and limewash. Windows and doors to
be of timber of traditional design with a lime finish. The roof will be covered in either reclaimed
Scottish slate or a ‘heavy’ slate, of small format and laid in diminishing courses. Rainwater goods
will be traditional cast–iron. Detail will be simple with no fascia or barge boards. The porch will be
rebuilt in an open form supported on columns of larch in the local rustic style.
EXTENSION
The form of the extension is broken into smaller parts to minimise the scale. Its appearance is
more that of a group of small buildings. The main part is set close to the rear boundary. Whilst
being two storeys, floor heights are kept to a minimum.
This image shows that the sight line from the opposite pavement, and that the ridge of the new
extension is not visible above the present ridge of the cottage.
The appearance is similar to the existing cottage, using the same materials, roof pitch and detailing,
with the same roof pitch of 47½ ˚.
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The garage and the separate workshop, are expressed as secondary buildings. The walls are of
traditional board on board timber cladding. The roof still clad in slates, though a slightly less steep
pitch of 42½˚.
The single storey linking parts are designed to be the least prominent. The walls use the timber
cladding whist the roof a low pitch with a traditionally formed metal cladding.
COLOUR
A simple palette of local traditional colour is used. The cottage, soft white of the lime-washed
walls, dark grey of the slates. Likewise the main part of the extension. The timber boarding to be
given a black stain. All windows are to be in on off-white. Doors gloss black. Rainwater goods a
lead grey.
ADDRESSING THE POLICIES
The Cairngorm National Park Authority aims 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;
• To promote sustainable economic and social development of the area’s communities.
The proposals will:
• most certainly conserve & enhance the cultural heritage – the alternative is a dereliction that
will be sorely felt in Mt Abu! It will do minimal harm the natural heritage.
• Promote the sustainable use of natural resources in the area, by preventing them being
wasted.
• promote the enjoyment of 1000s of passers-by, every day, on the ski road, with the beauty
of the
• promote the sustainable economic and social development of the area by bringing in the
considerable investment, skills and energies of the applicants, who are already on very good
terms with the landowner and neighbours.
The Cairngorm National Park Authority planning policies:
Policy 16 Design Standards for Development
Design of all development will seek, where appropriate, to:
a) minimise the effect of the development on climate change;
b) reflect and reinforce the traditional pattern and character of the surrounding area and reinforce the
local vernacular and local distinctiveness, whilst encouraging innovation in design and use of materials;
c) use materials and landscaping that will complement the setting of the development;
d) demonstrate sustainable use of resources (including the minimisation of energy, waste and water
usage) throughout construction, within the future maintenance arrangements, and for any
decommissioning which may be necessary;
e) enable the storage, segregation and collection of recyclable materials and make provision for
composting;
f) reduce the need to travel;
g) protect the amenity enjoyed by neighbouring properties and all proposals will be designed to help
create environments that can be enjoyed by everyone;
h) be in accord with the design standards and palette of materials as set out in the Sustainable Design
Guide and any other Supplementary Planning Guidance produced relating to design for new
developments. All proposals must be accompanied by a design statement which sets out how the
requirements of the policy have been met.
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16a & d: Reusing the embodied energy built into the existing cottage is key in minimising climate
change and the sustainable use of resources. For the new construction, simple standard
building materials that can be locally resourced are used. The likes of slates, rainwater
goods and metal roofing all have a long life and commonly recycled. Timber components
have a low embodied energy and timber windows a very good life span with good design
and proper maintenance.
16 b & c: The design with linked buildings and sheds, local materials and detailing all contribute to
reinforcing local tradition and its setting.
16d:
High levels of insulation and south facing windows reduce energy demands. The wood
burning fires and stoves use a local carbon neutral resource.
16e:
A water butt is provided for the garden and the garden itself will benefit form
composting.
16f:
The size of the development gives a good family home and a suitable residence. A lesser
sized development would be more suitable for a holiday let, leading to increased
travelling.
16g:
The development forms an attractive building. Passing traffic will appreciate the cottage
and well cared for site. Walkers and cyclists will see an attractive garden set behind a
dry-stane dyke. The building to the rear of the site provides shelter for the common
ground behind, whilst still allowing views passed to the forest and mountain tops beyond.
See Views from South West.
16h:
Noted and addressed.
Policy 24 House Extensions and Alterations
Development proposals for extensions or alterations to existing dwellings will be permitted except where
the extension would:
a)
adversely affect the appearance and character of the dwelling and/or the surrounding area –
alterations and extensions should respect the design, massing, proportions, materials and general
visual appearance of the area; and
b)
have a significant and unacceptable detrimental effect on the residential amenity enjoyed by adjoining
households; and
c)
reduce the provision of private garden ground to an unacceptable level; and
d)
result in inadequate off-street parking provision and/or access to property.
24a & b: The proposals improve the building and the area, see response to Policy 16 &
Neighbour’s letter of support.
24c:
The garden of this application occupies over two thirds of the site.
The proportion of building footprint to site is:
Historically:
110*/700m2
= 16%*
2
Approved scheme 2007: 140/700m
= 20%
This application:
250/770m2
= 31%
(* includes the cottage and a similar amount of outbuildings).
24d:
The vehicle access is as present and currently used and shared with the neighbour. One
parking space is available within the garage, the other outsides. 2 vehicles can enter and
leave the site without causing the other to have to move onto the road.
HISTORIC RECORD
There is no obligation for a photographic record with the current approved scheme. Should this
application be approved a record set of photographs will be submitted.
NATURAL HERITAGE
There is no obligation for a bat or red squirrel survey with the current approved scheme. Should
this application be approved a survey will be carried out.
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VIEW FROM SOUTH WEST (TAKEN IN WINTER 2012)
WITH NO DEVELOPMENT
WITH THE 2007 APPROVED DEVELOPMENT
WITH THE PROPOSED DEVELOPMENT
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CONCLUSION
The present dilapidated building and unkempt garden is a detriment to the area. Without significant
investment, in not many years it will again become unsafe and eventually lost. The proposal has
been designed to address the policies and concerns with minimal impact, and it will be to the
benefit of preserving the croft, maintaining the garden and a general improvement to the area and
the National Park.
Benjamin Tindall
12th October 2012
Benjamin Tindall Architects
17 Victoria Terrace
EDINBURGH
EH1 2JL
0131 220 3366
[email protected]
www.BenjaminTindallArchitects.co.uk
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