1.5-storey house and garage at 11 Royal Terrace, Linlithgow

What was proposed

The application sought a 1.5-storey house and single garage behind 11 Royal Terrace, with the existing garage demolished.

“Planning permission for the erection of a 1.5 storey house and single garage and demolition of existing garage at 11 Royal Terrace, Linlithgow, West Lothian, EH49 6HQ.”

“The application seeks planning consent in full for the erection of a new dwelling house on land to the rear of No. Royal Terrace, Linlithgow. The main house is category B Listed and lies within the Upper Linlithgow and Union Canal Conservation Area as well as within the Linlithgow Peel and Royal Park buffer.”

Officer report

The site and its setting

The rear garden lies within the curtilage of a listed house, the conservation area and the Linlithgow Peel and Royal Park buffer.

“There will be no changes to the principal elevation of the main house. It is intended to sub-divide the rear garden area of No. 11 to create a separate dwelling plot at the south end, with access taken from the rear lane. The proposed house design is contemporary in style and split level with a narrow form and use of render/stone/zinc as per the previous design (ref: 0466/FUL/25).”

Officer report

Earlier planning history

A previous house proposal was refused, after an earlier pre-application enquiry found the principle of a two-storey house unacceptable.

“0288/PRE/24 Erection of a 2 storey house Principle not accepted 29/07/2024”

“0466/FUL/25 Erection of a 1.5 storey house and single garage and demolition of existing garage Refused 18/08/2025 for the following reason:”

Officer report

Why officers recommended refusal

Officers considered the subdivision and new house would harm the historic character, conservation area, residential amenity and spatial pattern of development.

“The division of the main house plot and the introduction of a new dwelling here would have an adverse impact on the special character of the long gardens belonging to the main house and terrace at the rear, to the detriment of the conservation area. Consideration has been given to the spatial pattern and layout of development over time within the area.”

“The principle of the development is not accepted at this location. The site is not a suitable infill site. With the main house and terraced properties being characterised by long rear gardens, the subdivision of the house plot and the introduction of a new dwelling to the rear would have an adverse impact on the historic character of the area.”

Officer report

People who spoke

The agent and the applicant spoke in support of the application.

The vote

The motion to refuse was successful by three votes to two, with one member having left the call earlier.

“The result was as follows :- Motion Amendment…”

“Tony Boyle Willie Boyle Tom Conn Pauline Clark George Paul Decision Following a vote, the motion was successful by 3 votes to 2, with 1 member having dropped off the call earlier and it was agreed accordingly.”

Minutes