February 2015

Executive Director of Development and Regeneration Services
Glasgow City Council
231 George Street 
GLASGOW, G1 1RX

Dear Mr Brown
Reference: 14/02657DC – Site Adjacent to 167 Wilton Street/1 Doune Gardens, Glasgow, G20
North Kelvin Community Council voted unanimously at their meeting on Tuesday 20 January 2015 to oppose the proposed erection of a dwelling house with associated parking on the site adjacent to 167 Wilton Street/1 Doune Gardens.
In 1883 the site was established as a private pleasure garden shared between 167 Wilton Street and 1 Doune Gardens. The original title deeds specify the double plot as a combined pleasure garden for these two houses. The garden contains mature trees and forms part of the historic landscaping of the area. The garden has been neglected by the current owner, but has fortunately been maintained for many years by residents of 1 Doune Gardens, who have kept the grass cut and planted shrubs and trees. The garden contains several mature trees, including a well-established holly tree – a major asset to the streetscape – and a very fine lime tree.  The proposed building will cause the removal of the holly tree, which is contrary to City Plan 2 Policy, DES 3.
The site is abutted by and accessible from the properties at 1 Doune Gardens, and is directly overlooked from the original gable windows at 1 Doune Gardens and the southern façade of 167 Wilton Street, which was designed to be the most publicly prominent façade of the house. It is clear from the design of both B-listed Buildings that this area was always intended as an open garden/greenspace, as windows in the east elevation of 1 Doune Gardens overlook the site, just as windows in the west elevation of 1 Striven Gardens overlook the corresponding garden on the opposite side of the road. A house built on this garden would destroy the symmetry and the balance of this area, and would compromise and be detrimental to the setting of the two Listed Buildings.
It is clear that the present proposal is contrary to City Plan 2, DES 3, which states that to “preserve and enhance the character of the City’s conservation areas and protect their settings, to protect the special architectural and historic interest of the City’s listed buildings” any development must:
1)	Preserve and enhance the special character of the area, respect its historic context and have regard to the historic plans of the area;
2)	Retain all existing open space, whether public or private, which contributes positively to the historic character of the area; and 
3)	Retain trees, which contribute positively to the historic character of the area.
Further, contrary to the claim made in the Supporting Statement, the design fails to conform to or acknowledge the established building pattern of this part of the Conservation Area. Without exception, the building line in this area of North Kelvinside is set back from the pavement around 2 metres, with either a strip of garden or a sunken basement area between the pavement and the building. The proposed new-build fails to incorporate this space, which is contrary to City Plan 2, Des 1, which requires that the established building line be respected. However, to move the proposed new building back to correct the building line may place it at less than the permitted 9 metres from the site boundary and too close to the gable of the Listed Building at 1 Doune Gardens. This also could badly affect the lime tree.
Finally we would add that we have serious concerns that in the process of excavating this site to build a house, serious damage could be caused to adjoining buildings. We are aware of several incidents in North Kelvinside when, during the process of new-build construction, cracks and subsidence have been caused in buildings adjacent to the construction site. In fact, in one incident in Wilton Street, the adjacent building collapsed.  
We believe that the proposed development of the site would result in the erosion of the city fabric, to the detriment of the spacious, leafy character of the Glasgow West Conservation Area. We do not believe that this development would preserve and enhance the character of the Conservation Area and the setting of the large number of surrounding listed buildings. For these reasons, we strongly oppose the proposed erection of a dwelling house and ask for the Application to be refused.
Yours sincerely