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DESIGN GUIDANCE North Ayrshire Council Anderson Bell ChristieMay 2012

single houses in rural areas

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Front Illustration the Houl, Simon Winstanley Architects

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contents

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Introduction Backgound 7 Policy Context 7 Ayrshire’s Architectural Legacy - Retaining a Sense of Place 8 Purpose of Guidance for Single Houses in Rural Areas 9 Design Guidance Structure 9 Part 1 Process

Typical Landscape Settings for Sites 12 Getting Started - Agreeing Consideration under Policies H2/ENV2 Your Proposed Site 13 Initial Consultation Meeting 14 ConfirmationofConsideration 14 Developing Proposals EmployinganArchitectorDesigner 15 AgreeingtheBriefandService 15 Design Considerations 16 Further Consultation 16 SubmissionforConsent 17 Part 2 Precedent Design Approaches + Principles

CoastalHomes 20 Villas in the Landscape 22 The house as Agricultural Building 24 Objects on the Landscape 26 Other Approaches 28

APPENDIX - KEY STEPS

Anderson Bell Christie

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Thoughts on Architecture....

Georgian architecture respected the scale of both the individual and the community. Stephen Gardiner

The job of buildings is to improve human relations: architecture must ease them, not make them worse. Ralph Erskine

The mother art is architecture. Without an architecture of our own we have no soul of our own civilisation. Frank Lloyd Wright

Architecture should speak of its time and place, but yearn for timelessness. Frank Gehry

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introduction + background

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‘POLICIES H2/ ENV 2: HOUSING DEVELOPMENT IN THE COUNTRYSIDE Single houses in rural areas Proposals for a single new stand alone house within its own setting in a rural area shall not accord with the LDP unless it can be demonstrated that: a) the proposal demonstrates outstanding quality of design; AND b) is distinctive and responsive to its setting, making a positive contribution to the locality of the area; AND c) the proposal integrates with, complements and enhances the established character of the area and the cumulative impact on the landscape of the development is acceptable; AND d) is located a sufficient distance from a village, existing grouping, building or settlement to ensure that the development is considered as part of an established rural landscape area rather than a built up area; AND e) account has been taken of the possibility of converting, rehabilitating or replacing an existing building in the countryside or of locating a new building in a brownfield location; AND f) the development is not proposed in an area of sensitive countryside, is not of a suburban character and takes cognisance of the Rural Design Guidance where applicable; AND g) the proposal has been closely scrutinised and positively endorsed by a design review panel (internal to the Council) and/or Architecture and Design Scotland.

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Background

The building of a new home in the countryside in order to enjoy living within a beautiful landscape with attractive views and surroundings is a privilege that carries responsibility. If designed well a new home will not only provide pleasure for its occupants for many years to come but importantly it will play a part in the perception of the quality and history of the North Ayrshire built form and landscape by everyone who lives and visits the area.

For this reason North Ayrshire Council is keen to encourage new homes of exemplar design quality in its area. Homes of nationally recognised design quality will build on Ayrshire’s architectural legacy, create a new 21st centrury one for the future, and help re-inforce, and in some places re-instate, Ayrshire’s local character and ‘sense of place’. In addition such designs will raise the overalll benchmark for design for housing elsewhere in North Ayrshire and establish the area as one of best practice for sustainable high quality living and development .

North Ayrshire Local Plan permits the development of exemplar, individual houses in the North Ayrshire countryside under Alteration Policy H2 - Single Houses in Rural Areas which will be replaced in th new Local Plan with Policy ENV 2. However given the potential impact of such new homes applications made under this policy must demonstrate that the design of the individual dwelling will make a positive contribution to its landscape setting. Applications will be subject to a high level of scrutiny and a strong and clear justification of design quality and appropriate siting is required for each individual proposal.

Policy Context

Policies H2 and ENV 2 Housing Development in the Countryside are detailed opposite but potential applicants should note that both start from an overall policy position which presumes against residential development in the countryside. The first option for providing housing in rural areas is considered to be via the conversion, rehabilitation, or replacement of an existing building in the countryside. Where this is not possible small scale additions to existing groups should be the next option you should consider. Greenfield sites should not be considered as a first choice for development. If you require and wish to pursue this option you will require to provide evidence in support of your consideration of other preferable options under policy in support of any H2 and ENV2 type application.

This starting position underlines that the siting, design and construction of your new home is therefore very important if you wish to pursue an application for Planning Consent under PoliciesH2 and ENV2. Proposals, submitted for consideration by the Council, require to provide a strong case for justification. For that reason you are required to develop your proposals and prepare your application in accordance with this guidance. The preparatory and development work is much more than for standard applications and it is likely to be more costly than ‘standard’ applications where the principle of a new house is acceptable under other Policy Terms. Applications that do not follow this guidance will not be considered as valid for consideration by the Council.

North Ayrshire Council is keen to encourage new homes of exemplar design quality in its area. Award winning homes of nationally recognised design quality will build on Ayrshire’s architectural legacy and create a new one for the 21st century.

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Ayrshire’s Architectural Legacy - Retaining a Sense of PlaceThe predominat character of the areas that this guidance addresses is that of rural farmland. The individual dwellings that infom the present, best quality architectural character are farms and inividual victorian or georgian houses. The farms often sit on low hill above their fields, the houses sometimes sit in open landscape but also are often are on historic sites protected by the contours, sheltered from the prevailing wind.

Robert Naismith in Buildings of the Scottish Contryside writing in 1985 of Ayrshires farms noted that ‘the neat clean aspect of buildings and settings was strikingly evident’ He contrasted their ‘well brushed and polished’ appearance with messier, untidy ones elsewhere in Scotland. He noted they were generally compact and often arranged around three sides of a court.

In terms of general architectural character interestingly Naismith concluded that the use of white harling with dark margins was more prominent than anywhere else in Scotland at that time, and he noted that there the use of bay windows and bay dormer windows was below the ‘national average’ (tho’ bay dormers were more common in North Ayrshire than Ayrshire as a whole) and porches were not a commonly used feature! Simple slate roofed rectangular dormers were the norm and chimneys and skews are plain and low, tending to be medium/broad rather than narrow.

Producing quality through tidiness and restraint......‘The proportions of the elevational treatment are not particularly well controlled and in this respect the archtitecture of the zone is less disciplined than in many parts of the country. The motivation of local builders seems to have leaned towards decent building than towards perfect proportioning, producing quality through tidiness and restraint. The style of the zone is placid rather exhibitionist because the builders were clearly not bent on the expression of their own personalities. The value of the style is consistency. For nearly two centuries walls and margins have been carefully repainted by owners to give an ageless appearance as fresh as ‘new paint’ It can live on if maintenance is continued in the same neat and good mannered way as in the past.’ Robert Naismith ; Buildings of the Scottish Contryside

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Purpose of Guidance for Single Houses in Rural Areas

This document is guidance that stipulates how applicants should approach any application which they wish to be considered under Policies H2 and ENV2; what they must consider in developing their proposals; additional information they will require to submit; and how their proposals will be considered from a design and siting perspective.

It provides examples of exemplar houses that contribute to their setting and outlines the resons why. It summarises and explains the key design principles that applicants must address in their proposals to be considered under Policies H2 and ENV2.

Design Guidance Structure This document is set out in two parts:-

Part 1: PROCESS - The Planning Process Specific to Policies H2 and ENV2 Advice to applicants as to how they might best develop an appropriate proposal. It outlines the specific criteria required for consideration under these policies, the required pre-application process and details of the required information they must provide should they wish to be considered as an appropriate application to go forward for consideration for consent.

Part 2: PRECEDENT DESIGN APPROACHES + PRINCIPLES - Exemplar Individual homes in the Countryside Analysed examples of new homes illustrating the match between design concepts and siting, and the issues associated with the design of the houses and their curtilages.

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Thoughts for the Client.....

“The dialogue between client and architect is about as intimate as any conversation you can have, because when you’re talking about building a house, you’re talking about dreams.” Robert A M Stern

I don’t divide architecture, landscape and gardening: to me they are one. Luis Barragan

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part 1 processAdvice to applicants as to how best to develop an appropriate proposal. Outlining :-

- the importance of agreeing a site with North Ayrshire Council

- the likely investment in developing proposals and the importance of chosing the right architect

- the required pre-application process to be considered as an appropriate application to go forward for consideration for consent

It is hoped that this explanation of what is a rigorous pre-application process will help applicants to avoid spending unnecessary costs and time in developing proposals that cannot be considered to be compliant with Policies H2 and ENV2.

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process Typical Landscape Settings for Sites under Policies H2/ENV2

North Ayrshire has some beautiful landscapes visible from the roads that traverse it and from the sea. It is envisaged that the majority of the sites that may be considered under this policy will be publically visible from some location . It is possible that some sites may be in more hidden but still sensitive areas and as such the criteria will apply regardless of prominence. It is critical that applicants agree the suitability of their proposed site for consideration with Planning from the onset.

At the Coast............. In the valleys............ On the high ground...........

With wonderful views... but seen from roads and the sea.........

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Your Proposed SiteThe first important step in all developments is obtaining a site. In applications submitted under policies H2 and ENV2 this is of fundamental importance, and your site will require to be chosen because of its suitability, rather than simply because it is available. Not all rural locations will be deemed suitable for H2 and ENV2 proposals. Areas of sensitive countryside are not suitable for any development, and other sites may be too close to existing buildings. For most sites under this policy you will also require to consider the environmental impacts of getting road access and services to the site.

You will be asked to provide an analysis outlining the sensitivity of the existing landscape - generally prepared by a landscape architect. This will consider the topography , views to the site and the existing development pattern in the wider area. There may also be sensitive habitats or archaeology on or near your site that will require you to provide a report by an ecologist or archeologist.

You have to accept that if your proposed site is not agreed as being in compliance with the policy it will not be considered for consent, and therefore any work you or your agents do will be in vain. You must therefore ensure that you adopt a staged approach to developing proposals consulting with planning as outlined here.

As a first step you are strongly encouraged to contact planning once you have carried out preliminary investigations regarding the availability of the site, services and roads access but before commissioning other reports, and certainly before developing any design proposals. In this way you will avoid abortive design costs and time wasting.

Getting Started – Agreeing Consideration under Policies H2/ENV2process process

Where is the site relative to other buildings?....

What will the impacts and costs of getting access be?....

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Initial Consultation MeetingIn order to do this you should arrange an early meeting with the Council’s Planning Officer with responsibility for H2/ENV2 applications. You should note that this is a specific individual rather than a member of the general Development Management team. The Council will inform you of her or his contact details.

Ahead of this meeting you should send an A4 site plan of your proposed site with the north point and OS reference clearly marked with its scale and there should be a red line around the proposed site and it should show the nearest public road.

Under the heading ‘Initial Considerations’ you should outline any information you have regarding the availibilty of services, drainage and water, indicate the anticipated floor area of the house and how many storeys you are considering, along with any considerations you have regarding where on the site your home will be located on and if you have already considered the architect or designer for the project.

Without this approach the Council will not consider, even in principle, if the site is appropriate to develop a house under the H2/ENV2 policies.

Confirmation of ConsiderationAfter considering this information the Council’s officer will be able to confirm if, after initial assessment, your site is considered appropriate for further considering as an application under Policies H2/ENV2. He will outline any other required reports that will be require to be undertaken for further discussion, for example a Landscape Analysis or Capactity Report.

The officer may at this stage also list points that you should ask your architect or other designer to consider and address when appropriate.

You should note that this does not mean that you will receive consent nor is it agreement to any points listed in your Initial Considerations. It is confirmation that the Council can consider your application.

Once you have obtained agreement that your site is acceptable in principle you can then move to the next stage of developing proposals for the site. Again this next stage requires a significant amount of preparatory work considering siting, detailed design, construction and materials, as your architect or designer will be preparing a design unique to its local context and site. Only once such work had been undertaken can any comment be given on the suitability for referral of your proposal under Policies H2/ENV2.

Getting Started – Agreeing Consideration under Policies H2/ENV2

process

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Developing Proposals – Initial Steps Employing an Architect or DesignerPolicies H2/ENV2 potentially allow individuals to build a one-off, exemplar home on a site that may otherwise not be permitted for any development. It requires proposals to have:

• particularly appropriate and sensitive siting

• exceptionally well designed buildings

• good quality detailed construction.

This policy does not permit the use of standardised, pre-designed homes and consent will NEVER be given for homes that have been designed or built on other sites.

Your one-off design must also meet high design standards for

•all access proposals and boundary designs

•any required landscape planting.

Your proposals therefore require to be prepared by a skilled and experienced Architect or designer with recognised exemplar skills. It is likely you may also require a Landscape Architect. Simply put your designer should be previous winners of architectural awards, or the best of the new generation of architects recognised by student or other prizes. This is an unusually prescriptive requirement but the Council has instigated this policy to attract the best clients and designers to build new homes in North Ayrshire that will become the ‘listed buildings of the future’. If you do not subject your designers to this level of scrutiny you will risk wasting time and money and you are unlikely to obtain consent. You will therefore require to take time to choose your Architect or designer and make provision in your budget for their fees and other pre-application costs.

In view of the importance of this if you have no experience of appointing an architect you should take advice from the RIAS outlining your project and your budget. We have also included links to websites that feature projects by architects who are recognised nationally as having the appropriate skills to carry out your project.

Agreeing the Brief and ServiceOnce you have established an architect or shortlisted architects whose work you like, you will require to satisfy yourself that you can work with him or her on your project, the likely costs and the extent of their service. They will also require to be comprehensively briefed on your aspirations and needs in order that they can play their part in assessing the suitability under this policy of the match of your budget and requirements with your proposed site.

Establishing the key ideas and concepts for the house will allow the design to develop from a strong foundation. It is important that this comes from an understanding of the wider area and a clear idea of the architectural approach. The illustrative examples that follow are designed on the basis of an understood typology that has been developed in the past. There is a need for a clear architectural idea that informs the approach to the overall concept and detailed design of the house. Employing an architect recognised for award-winning and exemplar design should ensure that this approach is adopted by default.

Your are advised to work with someone with whom you feel comfortable and whom you feel you can trust. There is no ‘mystique’ to good design; the architectural concept and ideas behind proposals for your house should be appropriate to your needs and should be easily explained.

Discussing this guidance with them will be an important part of establishing that relationship. Through this your architect or designer will be able to take account of the amount of design and investigation work and supporting information required to make a submission under relevant policy. He or she will be able to advise you of the likely costs involved.

In appointing your architect or designer it is important also that you commission them for a Full Service as they will require to prepare drawings to a level of detail that ensure materials and construction details are of appropriate quality to achieve consent under this policy, and will require to ensure your home is built to the quality consented.

processprocess

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Developing Proposals – Design Process

Design ConsiderationsIn developing proposals your architect or designer will go through a process that will outline their approach to:-

•The Site Topography and Character

•The Brief

•Vistas and Views

•Materials and Construction Detailing

As outlined most sites to be considered under Policies H2/ENV2 will require a ‘Landscape Analysis or Capacity Study ’ carried out by a suitably qualified Landscape Architect or designer which will assess the suitability of the site for development and as proposals progress the impact of them on the surrounding landscape of the proposed house and garden. At this pre-proposals stage the Landscape Capacity Study will guide the design of the proposals to ensure they respond to the chosen setting and result in a distinctive and positive design contribution to the local landscape.

Your architect’s or designer’s response to all of the above will be developed by them into a clear architectural concept which he or she will illustrate in an initial Draft Design Statement for discussion with the Planning Officer. You should note that relevant summary information on Design Statements is included in Appendix 2 of North Ayrshire Council’s ‘Design Guidance Development in the Countryside’, however in line with the importance and sensitivity of your application the Design Statement for your proposals under H2/ENV2 will require to be of high quality. It should be well illustrated and clearly presented, outlining the existing context and the important features, opportunities and constraints of the site with the designer’s responses to each of these.

Further ConsultationOnce they have developed the Design Statement in Draft and have agreed with you an initial approach to your proposals for the site it is strongly recommended that you arrange a further meeting with Planning. Prior to this meeting you should submit your designer’s Draft Design Statement. In this way you will limit wasted time if your architect or designer’s proposals are not considered appropriate.

In addition to your designer’s Draft Design Statement detailing your approach it is important that you have available at this time clear information showing :-

• Location of the building on the site – accurately shown on a site plan and in 3D showing the dwelling massing in the wider context

• Building base and ridge levels relative to ground levels adjacent and to other key features on the site

• Anticipated levels for any access road, garden and parking areas.

• Position of proposed access road and servicing requirements - e.g. oil tanks, treatment plants etc..

• Illustrations of the anticipated materials and detailing using drawings and photos where appropriate to agree the required quality

Please note that the Planning Officer can only comment on issues that are clearly illustrated or detailed. A lack of suitable information at this stage limits the level of advice which can be provided.

At this stage the Planning Officer will confirm whether or not in his view the proposals are being developed in line with his or her understanding of the aims of Policies H2/ENV2. Please be aware that it is possible that he or she identifies key issues which must be addressed prior to proceeding to Application stage. As this is a particularly sensitive policy these could include a complete change in design appproach, a re-visit of your brief or if these issues cannot be resolved potentially a change of designer, or abandoning of the site.

process

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Application for Consent – Additional Requirements

Submission for ConsentIf it is confirmed that your proposals are being developed in line with the aims of Policies H2/ENV2 you can now develop them to detailed application stage and go on to make an application for Planning Consent.

In addition to the standard requirements for Planning Consent required by North Ayrshire Council your Application should be accompanied by any additional supporting information identified by the Planning Officer in your pre-application discussions. This will include your developed final Design Statement for the building and landscaping proposals guided by the Landscape Analysis and/or Capacity Evaluation and other reports. This will be a finalisation of the Draft Design Statement used and developed at the pre-application stages.

The aim is to have a detailed Planning Application for proposals which are well designed, respond to their chosen setting and will result in a distinctive and positive design contribution to the local landscape.

The application itself should have a concise and clear supporting submission that outlines all factors and responses to them succinctly. In this way your important application can best be considered by officers and committee for suitability for consent.

process process

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Thoughts for the Architect…….

If architecture has nothing to do with art, it would be astonishingly easy to build houses, but the architect’s task – his most difficult task – is always that of selecting. Arne Jacobsen.

The aesthetic of architecture has to be rooted in a broader idea about human activities like walking, relaxing and communicating. Architecture thinks about how these activities can be given added value. Thom Mayne

The details are the very source of expression in architecture. But we are caught in a vice between art and the bottom line. Arthur Erickson

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part 2 precedents and design approaches

These houses are all examples of award-winning or exemplary new houses within the landscape. They vary in their approach to the site and the housing type or typology that they are modelled on.

This section aims to illustrate precedent approaches to house design and using these examples outline principles that clients should be aware of as they consider their architects proposals.

We have aimed to only include Scottish examples but clearly there are many examples of sensitive and exciting new homes elsewhere which clients should seek out as part of considering their new home.

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The building perches above the sea and is designed to open up to the views. It sits well on its site.

An integrally designed patio gives outside space but is part of the overall composition. It extends the living space out into the landscape

The walls to the patio and the building are designed as a series of planes with large and feature openings designed to emphasise this. As a result the living area is transparent in that it reveals views through the building lightening the overall feel of the house. This wall also screens the garden from the entrance.

The roofs are designed as planes and are of a material appropriate for the exposed location.

Construction detailing is simple and ‘crisp’ and plays a key part in enhancing the overall quality of the building.

These houses are all examples of houses that are located on sites at the coast. The designs of them all make some reference to the white modernism of ‘seaside’ architecture that we have come to associate with these special locations.

‘coastal homes’

Carlingnose Point, Crichton Simpson © Daisy Dylan Watson

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A small house that addresses the scale of its site and creates impact in a large landscape. It literally reaches out to the Loch and exploits the views beyond over the water in all directions.

On land it settles back into the wooded hillside and makes the most of the extended site which has a tree-lined burn.

The materials are hard and man-made -render and metal - in stark and deliberate contrast to the natural rock and shore ‘a place where the natural and the manmade meet’.

Tigh na Dobhran, Studio Kap © Keith Hunter

Port nan Each, Cameron Webster Architects

The plan of this house outlines best its concept...

Although a conversion of an existing house (the original roof is just seen in this view) previously a naval outlook post, this house owes its character to it new architecture.

It is right at the water’s edge and exploits the views across down the Firth of Clyde. To make the most of this the elevation facing the water has full height frameless glazing.

This houses demonstrates the importance of the quality of materials and detailing. The massing of the overall completed piece is also senstive and characterfully domestic.

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‘villas in the landscape’

The building sits on a rise in open countryside. It is prominent and whilst it is designed as a simple form it is sculptural on the skyscape.

An integrally designed high quality wall is used to ‘ground’ and ‘extend ‘ the building on its site. This also screens the garden from sight.

A contemporary ‘classical’ in design with a ‘formal’ approach to the design of windows and openings. This is offset with some feature windows.

Volumes and massing are simple and unfussy.

Features are of a strong, simple design with chimneys being a key part of the architectural composition.

Construction detailing is ‘crisp’ and plays a key part in enhancing the overall quality of the buiilding.

These houses are all examples of contempoprary new homes that broadly take as their design starting point the model of a large villa in the countryside. In Ayrshire historically they were often large Georgian farmhouses or later stand alone houses.

Meikle Drunquarn, Crichton Simpson © Daisy Dylan Watson

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The building is sited on a rise but nestles into the landscape using it to screen it and reduce its overall mass within the contours.

The formal architecture is a heavier rendered masonry base and a lighter timber and glazed top.

The massive chimney plays an important part in the proportion and overall composition emphasising the sweeping roof.

This house is in a suburban setting but it demonstrates how a building can sit well into and exploit a steep slope. It uses the section of the site to enhance architectural scale and drama, emphasising the entrance.

The formal architecture is simple white modernism which is offset by the combination of formal new landscaping within a mature landscape setting.

Materials and details are simple and crisp.

MacCalman House, Archial Architects © Andrew Lee

Donaghy House, Langmuir + Cadell

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‘the house as agricultural building ’The design of these homes is inspired by rural argricultural buildings. They often sit in prominant sites in open landscape and where we are accustomed to seeing large barns and farm buildings. Their designers develop this idea and design new buildings that can be at once striking and appropriate. They need to be exceptionally well designed and detailed to suceed as a proposal under Policies H2/ENV2.

The building is a robust and strong simple form with a bold use of materials and proportion. The quality of the materials and detailing contribute to its success.

It incorporates a massive stone base - reminiscent of brochs and defensive buildings, and incorporates a lighter timber top and screen that refers directly to barns and sheds.

The curtilage and garden are also designed to fit with the concept and antecedent for the design. The ‘landscaping’ is natural and incorporates a beautifully built section of stone boundary wall.

Fir Chlis, Icosis © Chris Humphreys Photography

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This house is an interpretation of a smaller scale ‘agricultural building’. In this design the architect ‘lifts’ the concept of the building from being a simple shed to a house by his use of an elegantly designed and detailed oversailing roof.The gable profile is attractive as well as simple and therefore a strong design. The main walling is framed by large windows which refer to the framed structure of barns and sheds.The simple flue rather than a built chimney is approriate for the overall concept of the building.

This house is built on a site with some historic remains - former agricultural buildings. It is illustrated as it has a strong conceputal design approach. The architects used the former ruins as a key idea for the design of the new home. They saw the low stone walls as stretching out like fingers to the loch and built on this idea, interlinking the remains with drystone walls. The new house is the first finger which defines a western garden The second finger is part of the ruins to be repaired as a garage and workshop. Later a small holding will be developed as the third finger. The new building engages physically with the ruined shell of the late 18th Century Tacksman’s house, reinhabiting and preserving its footprint with a raised sheltered garden, greenhouse and a tower for study and reflection on the wider landscape.

The Rock House, Colin Andrew Smith Architect

Linsiadar, Studio Kap © Keith Hunter

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‘objects on and in the landscape’The success of the design of these homes is dependant on the architect’s skillful handling of the sculptural and formal qualities of the form of the house on its site. In these examples the use of timber is a key component as it presents a softer form that helps the buildings to blend into the naturally changing landscape.

The design of this house demonstrates skillful handling of very clear and bold design decisions - primarily the use of the circular form and characterful roof.

The quality of the detailing and use of materials contributes to the overall design quality. Overhanging roofs protect walls well in Scotland; this one incorporates attractive detailing as well as shelter. The house uses the section of the site to elevate living space and gain views; the window design ensures these views, but also structurally expresses the circular form.

The Shingle House, Nord

Clach Mhor, Roddy Langmuir

This poetic house references the architecture of the beach buildings of traditional sea landscapes. The scale of the house is cleverly and appropriately reduced by using separate forms for various parts of the accommodation. Proportions are varied to create the impression of a cluster of buildings, each one built over time. Materials are chosen to in line with the concept and location - black tarred shingles and concrete. The buildings sit lightly on the site - simply in the landscape. There is no defined garden which is important for the overall character of this design approach as well as a response to its sensitive location.

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The Boathouse takes a sculptural approach to designing a building in the landscape. Here the composition of the building is entirely defined by the sculptural and dramatic roof and the grounded heavy base. This helps ‘dissolve’ the mass of the building in the landscape and at the same time emphasise and give it presence.

In all exemplar buildings the materials and detailing are critical and should to be chosen in line with the conceptual design approach. In this example the roof is of metal, engineered to be as super thin and light appearing as possible.

The base consists of stone - from the site - to anchor the building in its locale.

This design uses a ‘classical’ architectural form and makes it appropriate for its site. It maintains the simplicity of the form in the structure and materials.

The classical form only touches the ground contour at the entrance and the structure aims to let the landscape continue unobstructed beneath the house.

It uses well proportioned windows in its timber walls and a simple entirely glazed gable end and balcony to open the form to the views and the sky.

Lotte Glob House, Gokai Devici

Boathouse, Mckenzie Strickland Associates

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other approaches......

‘mannerist’ houses .....Page 1 of 1

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hidden houses......

As has been stressed the intention of this policy is that it will lead to award winning new homes in North Ayrshire designed by leading architects and hopefully some of the best new ones. It is impossible therefore to pre-empt the kind of approach your chosen designer will adopt. The ones illustrated preceding are not all-encompassing and your chosen architect might approach the creative challenge in one of many ways.......

Defined here as houses that are ‘intellectually sophisticated’ and refer to classical architectural styles rather than adopt a more informal approach to design.

Houses that literally go underground. this one aims to refer also to the ruins of ancient settlements or to brochs.

Leijser, Studio Kap © Keith Hunter Brochs of Coigach, SBA Architects

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garden or courtyard houses...... ‘scottish rural white houses’

The ‘right’ approach will be one that synthesises the architect’s design talents with the strengths and sensitivities of the site to meet your, the client’s, needs. This requires a positive and creative approach by the client too as most if not all successful house designs are the result of a fruitful relationship between the architect and the client. Take time therefore to choose your designer and to consider and enjoy the design possiblities for your home as the building of a new home is a priviledge, a potential to leave a legacy for the future, and should be a pleasure to realise.

These houses take as their design reference the large white farmhouses, manses and other houses built in rural Scotland. For that reason when designed competently they generally look ‘at home’ in Scottish landscapes. To be exemplar and therefore considered under H2/ENV2 they need to be very well designed indeed.

Houses that create enclosed gardens or courtyards. This one is actually built within a walled garden and contrasts the existing stone walls with a crisp building form with thick white walls that define an enclosed garden.

..

Duncan House, Gareth Hoskins Architects © Andrew Lee Balgown House, Rural Design

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DetermineYourSite

If the site is potentially suitable youwill require todo someearly preliminaryprovingwork. TheDevelopmentControlofficerwilladvisewhat is requiredfor furtherconsiderationofthesite. Thiscould include:-

•AnAnalysisoftheexistingLandscapebyasuitablyqualifiedperson-egaLandscapeArchitect

•AstatementorreportoutlininganyArchaeolgicalorEcologicalSensitivity-againtoastandardthatsatsifiestheCouncil.

If Planning confirm that the site is suitable for further consideration. you cnamove to the nextstage......

NEXT

Taking account of the Rural Design Guidance you now should further analyse your site and develop yourbriefandinitialideasforthesite.

KEY THINGS things to consider at this point are:-

•How will the site be accessed?

•Where do you intend to put the building on the site?

•What size is the building likely to be relative to the site?

KEY CONSIDERATIONS/CONSULTATIONS

•Scottish Water and Power - is there potential for amainssupplytothesite?

•SEPA/ScottishWater-whatarerequirementsfor sewerage and land drainage?

•RoadsServices-checktheirrequirementsintheRoadsDevelopmentGuide.

WITHOUT THIS LEVEL OF EARLY CONSIDERATION BY YOU PLANNING CANNOT EVEN CONSIDER IF YOUR PROPOSAL CAN BE DEVELOPED IN PRINCIPLE

‘‘Is the Site suitable for Consideration in Principle under H2/ENV2 ?”

NB It will not be if it is:-

•InanAreaofSensitiveCountryside

•ClosetoanexistingBuildingorGroupofBuildings

FindoutbycontactingthePlanningDepartment-asktospeaktotheappropriateDevelopmentControlOfficer

Below is the process outlined in this Guidance that you should take accountofifyouwishtomakeanapplicationthatcanbeconsidered

underPoliciesH2/ENV2.

Y E S

DEVELOP YOUR INITIAL IDEAS

APPENDIX - Key Steps

31

Once you have agreed the approach to the development of the site with Planning you shoulddevelop the full proposals andmake a Full PlanningApplication.

The guidance for Planning Applications states the minimuminformationwhichshouldbeprovidedaspartof anApplication. For yourapplication under PoliciesH2/ENV2thismustbeaccompaniedbyanyadditionalreportsandinformationthatyouhavebeenaskedforbyPlanning.

YouwillalsorequiretoprovideaDesignStatmentasperAppendix2ofDevelopmentintheCountryside.Thisshouldnotbealengthydocumentbutshouldillustratethe design KEY ISSUES that your architect has taken into accountandprovideadditionalinformationaboutthedevelopmentthatthe‘standardprescribed’drawingsdonotshow.EGphotosordrawingsthat:-

• Illustrate the context - the surroundinglandscape and how proposals relate to their location

• Show site sections of how the developmentaddresses the sites’ contours

• Providedetailsofthesiteboundarytreatments

• Illustratethemassingofthebuildingonthesiteusing 3d sketches

• Illustratehowthehosuewillbeseenfromanymainroadsandimportantviews

IF YOU PROVIDE THIS INFORMATION YOUR APPLICATION CAN NOW BE CONSIDERED......

IfPlanningconfirmthattheyareabletoconsiderthedevelopment of your site further under Policies H2/ENV2youcannowdevelopyourproposals.

You will require to:-

•Carryoutanyfurtherrequestedlandscapeanalysis,ecology or archaelogical investigation

•Employaveryskilledarchitectordesigner

•Developabriefanddesignwiththemthatmeetsyour needs, but importantly is also sensitive andappropriate for the site - this should be special to youasthesiteisspecialinpolicyterms.NBThismightrequireyoutoreviseyourinitialideasandrethinksomeofyourpreviousassumptions

•Confirmanydetailedaspectsofservicingoraccessthatwillimpactonproposalsandtheircosts

•DevelopaDraftDesignStatment

•Developyourproposalstakingaccountofalloftheabove

•DiscussproposalswithPlanning

NBitisimportanttoensurethroughoutthisprocessthatyou have budgetted for the necessary detailed work to ensure that your proposals are viable and that you have an overall budget that can fund the design and buildqualityrequiredbythepolicyguidance.

Onceyouhavethisinformationyoushouldarrangetomeetand discuss your initial ideas and the site with the relevant PlanningOfficer.

TheinformationbelowwillberequiredatthemeetingbutinorderthatyourtimeandPlanning’stimeiswellspentyouarestronglyadvisedtosendinitial informationthatyouhaveinadvancetothePlanningOfficer.Thisshoudinclude:_

•Amap/drawingclearlyidentifyingthesitelocationandboundaries. Thisshouldshowroads,paths, fieldboundaries,riversor streams, treesandplantingandanyother features.Provide the OS Grid reference

• Site photographs and even sketches to illustrate the context ie. the surrounding landscape and the nearestdevelopmentorbuildings

•Informationthatyouhaveestablishedaboutaccessingand servicing the site

•Informationyouhaveestablishedaboutanylandscape,ecology or archaelogical sensitivity

Itisimportanttobeclearabouthowandwhatyouwanttodeveloponthesite.Soyoushouldalsoprovide:-

•Anideaofhowbigyouanticipateyouwishyourhometo be - including garaging and outbuildings

•Anyideasyouhaveaboutwhereonthesiteyouwouldlike to build

•Confirmationofhowyouwillensurethatyourproposalswill be designed and built in line with this guidance

AllofthematerialaboveisrequiredtoallowameaningfuldiscussionaboutthesitewiththePlanningOfficerandwillhelp Planning forma viewabout the siteandhopefullyconfirmtheyareabletoconsideritfurther.IftheydoyouarenowabletoDEVELOPYOURPROPOSALS........

DISCUSS WITH PLANNING MAKE PLANNING APPLICATIONDEVELOP YOUR PROPOSALS

Key Steps