Perth and Kinross Council 10/273

6 PERTH AND KINROSS COUNCIL 10/273

Enterprise and Infrastructure Committee – 26 May 2010

BUILDINGS AT RISK

Depute Director (Environment)

This report advises of a recent review by the Scottish Civic Trust of “Buildings at Risk” in the Perth and Kinross area and recommends that the Council adopt the proposed means of prioritising action on these buildings to provide a framework for meeting targets it has agreed to in relation to the historic environment through the Single Outcome Agreement.

RECOMMENDATIONS

The Committee is asked to agree

i) Approve the evaluation criteria, prioritisation approach and potential means of action outlined in this report as a basis for addressing Buildings at Risk in the Perth and Kinross area.

ii) Note that proposals involving significant expenditure under Urgent Works or the promotion of full Repairs Notices under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 will be reported to Committee for consideration.

BACKGROUND

1. The Government have made clear their aspiration for the protection and improvement of the historic environment as evidenced by National Outcome 12: “We value and enjoy our built and natural environment and protect and enhance it for future generations”.

2. Recent work nationally and locally has suggested that as concerns relate primarily to outputs in respect of the neglect or loss of heritage assets that actions in respect of this should be used as a measure of performance.

3. Following an agreement with Historic Scotland, the Scottish Civic Trust (SCT) maintains a Register of Buildings at Risk (BAR) in conjunction with Councils as Planning Authorities. There is no statutory basis to the Register. The register identifies buildings that are in disrepair or under threat as a consequence of development pressure and promotes them with details of constraints to potential restoring purchasers. Targets have been set nationally and locally through the Single Outcome Agreement to reduce the percentage of Buildings at Risk as a measure of activity. Locally the figure has been set at an annual reduction of 3% of properties on the Register.

4. Following requests through the national Historic Environment Forum to update the BAR registers throughout Scotland, the SCT in consultation with the

67 Council completed a comprehensive survey of BARs at risk in the Perth and Kinross area in January 2010 – see attached Appendix 2.

5. The revised BAR register for Perth and Kinross has resulted in an increase in the number of properties from 40 to 97 from 2008 to the current time. This reflects the improved coverage and accuracy of the survey rather than evidence of any further deterioration in the condition of the built heritage of the area over this period.

6. A number of former group entries have now been entered as individual entries such as the inclusion of Taymouth Castle and its associated historic structures as 12 entries rather than one.

7. The majority of properties at risk are located in rural rather than urban areas. This is also reflected in relation to the type of building at risk with a significant proportion of lodges, cottages, outbuildings at risk reflecting changing rural land management and employment. Churches too account for a significant proportion of the buildings at risk reflecting changing religious practices and diminishing congregations.

8. The SCT note that the Perth and Kinross area has one of the highest concentrations of Listed Buildings in Scotland but the total number of buildings found to be at risk is “below average for an authority with so many Listed Buildings” reflecting “the affluence of the area and the efforts made by owners and planners over many years”.

9. They also note that the Council has made “innovative use of Conservation Area designation to cover not just the main historic towns but also a number of villages and rural areas” and that “the general standard of the Conservation Areas was found to be very good”. A measure of the high quality of the Conservation Areas is that 19 of them did not contain any Buildings at Risk whatsoever with the greatest concentration being in Perth which again “is a relatively small number” for a city of this size.

10. The SCT note that since the Register was established in 1990, “41 At Risk buildings in Perth & Kinross have been saved against 9 demolished. This ratio of over 4.5:1 puts Perth & Kinross ahead of the national average of 3.3:1.”

11. Despite the relative success in conserving and maintaining the historic built environment, it is clear that there are still areas and buildings in need of attention.

PROPOSALS

12. Although action is being taken on a number of properties identified on the Buildings at Risk Register, the proposed SOA target necessitates the identification of further priorities for action and a more systematic approach being developed to tackle buildings in disrepair to stimulate repair or investment and ultimately remove them from the Register following the completion of works.

68 13. The attached matrix (Appendix 1) provides a basis for evaluation, prioritisation and the potential means of taking action in relation to Buildings at Risk. It is recommended that the Council adopt this as a means of addressing Buildings at Risk in the Perth and Kinross area.

Evaluation and Prioritisation

14. Each Building at Risk has been evaluated in relation to its condition, architectural and historic importance, location, and potential actions to address their condition. Weightings have then been applied to reflect that the greatest priority is given to the most architecturally and historically important properties that are in the poorest condition with the greatest need and capacity for action through the powers at the Council’s disposal. Generally, the main priority for initial action is to historic properties in poor condition within urban areas as these represent the greatest need in terms of potential danger and blight on the surrounding environment but also have the most potential to (i) stimulate action for repair from current owners (ii) recover any costs following any action taken by the Council or (iii) attract development interest and public or private investment if new ownership and /or alternative use is required. Further action is also proposed to historic graveyards on the Register through Perth and Kinross Heritage Trust’s Historic Churchyards project reflecting current potential investment they have secured for action.

15. The SCT have requested that priority is given to Taymouth Castle and whilst it is recognised that there needs to be action to stimulate investment it is not currently identified as an initial priority for action given its current condition which has been improved following initial work to its exterior fabric, potential liability and the potential for a market solution to be found for re-use without intervention at this stage. Other rural properties have not been given initial priority for action given their location, condition or capacity to attract investment.

Potential actions – Discretionary Powers

16. Previous reports have highlighted that ultimately responsibility for the care and maintenance of buildings rests with the owners but that there are a range of powers available to the Council to address private properties in disrepair should they decide to do so.

17. The Council has indicated that it will only exercise any power when there is an immediate need in terms of public safety; where there is genuine potential for restoration and re-use and where there is the prospect that action will achieve a positive outcome with no consequences to the Council in terms of liability or ownership.

18. Where the Council itself is the owner of such property it should repair and maintain the asset or seek to promote its positive re-use and repair through sympathetic conversion where it is appropriate to do so.

69 19. Under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, the Council can initiate urgent works to historic buildings in disrepair and potentially exercise powers to fully specify repairs and compulsorily acquire the building prior to disposal to a restoring purchaser.

20. These powers should continue to be used to stabilise properties suffering from long term neglect and promote change of ownership and restoration/conversion where there was development potential and likely interest from restoring purchasers. It is recommended that where significant expenditure under Urgent Works or the promotion of full Repairs Notices are proposed under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 that these will be reported to Committee for consideration.

21. Previous reports have also highlighted other powers under the Buildings and Housing Acts to address dangerous buildings/buildings in disrepair or residential properties in disrepair or a poor state of maintenance and these powers should be used to undertake repairs where there is danger or more minor works/maintenance could be achieved with existing owners.

Potential Actions – Grant Assistance

22. As well as use of discretionary powers the Council can also stimulate action through area based regeneration schemes or grant assistance to individual buildings via Perth and Kinross Heritage Trust (PKHT).

23. The designation and review of Conservation Areas has provided conservation management frameworks for the assessment of development proposals, protected buildings against demolition and secured investment for their improvement in areas such as Blair Atholl and Coupar Angus. The Council has secured commitment from its Service Level Agreement with PKHT that they will prioritise investment in areas or buildings where there is additional regeneration potential and it is planned that this activity will continue as resources allow.

CONSULTATION

24. The Head of Legal Services, the Head of Democratic Services have been consulted in the preparation of this report.

RESOURCE IMPLICATIONS

Capital

25. There are no Capital resource implications arising directly from the recommendations in this report.

70 Revenue

26. There are no immediate resource implications arising from the recommendations of the report which relate wholly to existing staff resources accommodated within the Environment Service revenue budget. Any action with revenue cost implications would be reported to Committee for consideration but in theory should be cost neutral to the Council as all costs are notionally recoverable from owners or restoring purchasers.

COUNCIL CORPORATE PLAN OBJECTIVES 2009-2012

27. The Council’s Corporate Plan 2009-2012 lays out five Objectives which provide clear strategic direction, inform decisions at a corporate and service level and shape resources allocation. This report impacts on the following:-

(i) A Safe, Secure and Welcoming Environment (iii) A Prosperous, Sustainable and Inclusive Economy

EQUALITIES IMPACT ASSESSMENT (EqIA)

28. An equality impact assessment needs to be carried out for functions, policies, procedures or strategies in relation to race, gender and disability and other relevant protected characteristics. This supports the Council’s legal requirement to comply with the duty to assess and consult on relevant new and existing policies.

29. The function, policy, procedure or strategy presented in this report was considered under the Corporate Equalities Impact Assessment process (EqIA) with the following outcome:

i) Assessed as not relevant for the purposes of EqIA

STRATEGIC ENVIRONMENTAL ASSESSMENT

30. Strategic Environmental Assessment (SEA) is a legal requirement under the Environmental Assessment (Scotland) Act 2005 that applies to all qualifying plans, programmes and strategies, including policies (PPS).

31. The matters presented in this report were considered under the Environmental Assessment (Scotland) Act 2005 and no further action is required as it does not qualify as a PPS as defined by the Act and is therefore exempt.

CONCLUSION

32. The Scottish Civic Trust has recently completed a re-survey of “Buildings at Risk” in the Perth and Kinross area which identifies vacant and derelict historic properties in need of attention. Buildings at Risk have been identified as a measure of the condition of the historic environment through the SOA framework with a target set locally to reduce them by 3% per annum. The

71 report recommends that the Council adopt a framework for evaluating and prioritising action on these buildings on the basis of their architectural and historic importance, condition and location to provide a systematic approach for initiating action and meeting targets.

JIM VALENTINE DEPUTE DIRECTOR (ENVIRONMENT)

NOTE

The following background papers, as defined by Section 50D of the Local Government (Scotland) Act 1973 (and not containing confidential or exempt information) were relied on to a material extent in preparing the above Report:

Report to Enterprise and Infrastructure Committee 3 June 2009

Contact Officer: John McCrone, Ext No 75385 [email protected] Address of Service: Pullar House, 35 Kinnoull Street, Perth, PH1 5GD Date of Report 18 May 2010

If you or someone you know would like a copy of this document in another language or format, (on occasion only, a summary of the document will be provided in translation), this can be arranged by contacting Alma Murray, Equalities Assistant on 01738 476558 or [email protected]

Council Text Phone Number 01738 442573

72 APPENDIX 1

BUILDINGS AT RISK: PRIORITIES FOR ACTION

74 Buildings At Risk: Priorities for action APPENDIX 1 DEVELOPMENT/ POTENTIAL CONVERSION PRIORITY MEANS OF ADDRESS SETTLEMENT STATUS POTENTIAL LOCATION LISTED STATUS CONDITION FACTOR ACTION SCT NO Cat Pl./Listed (Maximum (or nearest) Yes No Planning Criteria Cat A Cat B C(S) Unlisted Poor Moderate Fair Ruinous Building Act Housing Act Building Act PKHT Score = 12 Town

CA Centre Urban Rural

3 3 2 1 3 2 1 0 3 2 1 0 * * New owner; Pl/LBC 11 1266 St Paul's Church Perth app expected 2010 * 3 3 2 3

Building warrant approved, work 10 4121 37/41 North Methven Street Perth started * 3 3 1 3 * * * 1910 St Michael's Hall Crieff * 3 3 2 2 10 * South United Free Church & Mission 10 27 Hall Crieff * 3 3 3 1 * 3843 Strathmore Hotel Coupar Angus * 3 3 2 2 10 * 4245 Old Churchyard, School Wynd Errol PKHT to survey Graveyard 3 2 2 3 10 * 2465 18 York Place Perth * 3 3 1 2 9 * * 4120 Buchan House, York Place Perth * 3 3 1 2 9 * * 4211 1 Academy Lane Crieff * 3 3 0 3 9 * * * 4134 Deuchars Cottage Kenmore * 3 2 1 3 9 * * * 4186 Hill Church Blairgowrie * 3 3 2 1 9 *

CA consent to 9 2466 Quinn's Picture House, Reform Street Blairgowrie demolish:2009 * 3 3 0 3 * *

9 2179 Kinross Old Post Office Kinross Pres.Trust interest? * 3 3 2 1 *

9 2177 Kinross Town Hall Kinross Pres.Trust interest? * 3 3 2 1 *

75 4136 Palace Hotel Aberfeldy * 3 3 2 1 9 * Pl/LBC app. 9 3828 Love's Auction House Perth Expected * 3 3 2 1 * 4171 Stable/Hayloft, off High Street Errol Pl app in process * 3 2 0 3 8 * *

Pl app refused: 8 4243 The Smithy, High Street Rait 2009 * 3 2 0 3 * *

Pl/LBC consent:2009;roof 8 2617 Barnhill Tollhouse Perth repairs Oct 2009 * 2 3 3 * * * 4122 City of Perth Co-operative building Perth * 3 3 0 2 8 * 2754 Aberfeldy Parish Church Aberfeldy Pl/LBC consent * 3 3 1 1 8 *

8 2178 Carnegie Library and Museum Kinross Pres.Trust interest? * 3 3 1 1 *

Pre -pl app 8 4170 2 Swansacre Kinross enquiry:2010 * 3 3 0 2 * * Pl/LBC

consent:2007; 8 2625 J.S.Lees Grocers, West Bridge Street Perth PKHT interest? * 3 3 1 1 * 4256 Mr Crow's Store, Kirk Wynd Dunning * 3 2 1 1 7 * 4123 St Andrews & St Stevens Parish Church Perth Pre pl app: 2009 * 3 3 0 1 7 *

Pl consent:2009,TCRF 7 4135 The Birks Cinema Aberfeldy funding * 3 3 0 1 * 3717 Taymouth Castle: Maxwell's Temple Kenmore Monument 1 3 3 7 *

restoration work 7 4194 Meg's Snack Bar, High Street Coupar Angus planned * 3 3 0 1 * 1227 Haggs Cottage Dalcrue * 1 2 3 6 * * * 1264 Lynedoch Farmhouse Dalcrue * 1 2 3 6 * * * 2128 Dron Parish Church Bridge of Earn * 1 2 3 6 * * 4139 Dron Parish Churchyard Bridge of Earn PKHT to survey Graveyard 1 2 3 6 * 4169 Commercial Hotel Errol * 3 2 1 0 6 * * 1484 Fingask Castle Old Sawmill Rait * 1 2 3 6 *

DEVELOPMENT/

CONVERSION CONDITIONS FACTOR POTENTIAL PRIORITY SCT ADDRESS SETTLEMENT STATUS POTENTIAL LOCATION LISTED STATUS MEANS OF

NO ACTION Cat (Maximum Pl./Listed (or nearest) Yes No Planning Criteria Cat A Cat B C(S) Unlisted Poor Moderate Fair Ruinous Score = 12 Building Act Housing Act Building Act PKHT Town CA Centre Urban Rural

3 3 2 1 3 2 1 0 3 2 1 0 1881 Binnhill Tower, Kinfauns Castle Policies Kinfauns * 1 2 3 6 * *

6 3944 Smiddy House, off Main Street Methven * 2 1 3 * * * 4219 Millhill steading, Millhill Longforgan * 1 2 3 6 * * 3716 Abercairny Sundial, Abercairny House Crieff Monument 1 3 2 6 * 1513 Monzie Castle, Mid Lodge Crieff * 1 2 3 6 * * * 1527 Monzie Castle, West Lodge Crieff * 1 2 3 6 * * * 2982 Ochtertyre Mausoleum, Monzievaird Crieff Monument 1 2 3 6 * * Pl app approved on 6 4215 52 Willoughby Street Muthill appeal: 2008 * 3 2 0 1 * * 2480 Shierglas Farmhouse Blair Atholl * 1 2 3 6 * * * 1739 Dunkeld House Gallowhill Lodge Dunkeld * 1 2 3 6 * * * 1874 Mains of Taymouth Gasworks Kenmore * 1 2 3 6 * * 2164 Taymouth Castle: Apollo's Temple Kenmore * 1 2 3 6 * * 1854 Taymouth Castle: Dairy Byre Kenmore * 1 2 3 6 * * 2472 Murthly Station Signal Box Murthly * 1 2 3 6 * 4192 Cornmill, Banff Road Alyth * 2 1 3 6 * * 2478 Meigle House Gazebo Meigle * 1 2 3 6 * * 1246 Meigle House Steading/offices Meigle * 1 2 3 6 * * 76 1160 Culdees Castle Muthill * 1 2 2 5 * 4218 Lynedoch Farm Byre/Cartshed Dalcrue * 1 2 2 5 * 4255 Cottage, Thimble Row Dunning * 3 2 0 0 5 * * 1587 South Lodge, Fingask Rait * 1 2 2 5 * * 3943 Smiddy, off Main Street Methven * 2 1 2 5 * 1195 Balboughty Dairy and Cottage Scone * 1 2 2 5 * * 3718 Cultybraggan Camp, Guard's Block Comrie * 1 3 1 5 * 3719 Cultybraggan Camp, Hut 44 Comrie * 1 3 1 5 * 1414 Greenloaning Inn, Braco Road Greenloaning * 2 1 2 5 * Pl/LBC app 5 3942 Drummond Castle East Lodge Muthill expected * 1 2 2 * * 2479 Shierglas Steading Blair Atholl * 1 1 3 5 * * 1259 Taymouth Castle Kenmore * 1 3 1 5 * 3712 Taymouth Castle: Chinese Bridge Kenmore Structure 1 3 1 5 * Pre-pl 5 3715 Taymouth Castle: Rustic Lodge Kenmore discussion:2009 * 1 3 1 * * 3713 Taymouth Castle: The Dairy Kenmore * 1 3 1 5 * 2870 Howe's Auction Hall Alyth * 2 0 3 5 * 975 Barony Church Alyth * 2 2 1 5 * 1212 Lornty Mill Blairgowrie * 1 2 2 5 * Kirkton of 5 4168 Lethendy Kirkyard Lethendey PKHT to survey Graveyard 1 1 3 * Auchtergaven and Moneydie Parish Pl/LBC 4 2468 Church Bankfoot consent:2007 * 2 2 0 * * 1426 Balthayock House Lodge, Goukton Rd Glencarse * 1 0 3 4 * * 1265 Ardoch House South Lodge Braco * 1 0 3 4 * * 4162 Taymouth Castle: Ice House Kenmore Structure 1 2 1 4 * Taymouth Castle: Main Lodge and 4 4163 Gates Kenmore * 1 2 1 * * Pl/LBC app 4 1845 Lawers Church Lawers approved * 1 2 1 * 3714 Kirk O' The Muir Murthly * 1 3 0 4 *

DEVELOPMENT/ CONVERSION LISTED STATUS PRIORITY POTENTIAL SCT ADDRESS SETTLEMENT STATUS POTENTIAL LOCATION CONDITION FACTOR MEANS OF NO ACTION Cat (Maximum Pl./Listed (or nearest) Yes No Planning Criteria Cat A Cat B C(S) Unlisted Poor Moderate Fair Ruinous Score = 12 Building Act Housing Act Building Act PKHT Town CA Centre Urban Rural

3 3 2 1 3 2 1 0 3 2 1 0 Pl/LBC 4 3475 Port-na-Craig House Pitlochry consent:2009 * 1 2 1 * * 2552 Donavourd Lodge Pitlochry * 1 0 3 4 * * 2854 Pitnacree Mill, Pitnacree Pitlochry * 1 0 3 4 * 1239 Oakbank Mill Blairgowrie * 1 2 1 4 * 1600 Arnbank House Blairgowrie * 1 0 3 4 * * 4217 Lynedoch Farm Barn Dalcrue * 1 2 0 3 * * 917 Kinfauns Parish Church Kinfauns Pl app in process * 1 1 1 3 * PKHT: restoration work carried out in 3 4254 Old Parish Church of Blackford Blackford 2006 * 1 2 0 * * * 1757 Taymouth Castle: Rock Lodge Kenmore * 1 2 0 3 * Pre-pl 3 1177 Dunalastair House Tummel Bridge discussion:2007-09 * 1 2 0 * * Kirkton of 3 4167 Lethendy Kirk Lethendey * 1 2 0 * 4227 Wester Balgedie Farm Cottage Wester Balgeddie * 1 0 2 3 * 1529 Dalcrue Lodge Dalcrue * 1 0 1 2 * 1494 Farmstead Buildings, Bridge of Hosh Glenturret * 1 0 1 2 1510 Ferntower Stables Crieff * 1 0 0 1 * 1129 Achalader House Blairgowrie * 1 0 0 1 *

KEY to score ratings

Location of buildings at risk: Conservation Area = 3, Town Centre = 3, Urban (in other areas of town or in villages) = 2, Rural = 1 Buildings located in conservation areas and town centres are given the highest ratings due to the impact on the character and appearance of the conservation area, higher economic value and the visibility from well used public places or streets.

Listed status of buildings at risk: A-grade = 3, B-grade = 2, C(S) grade = 1 Category A-grade listed buildings are given the highest rating due to their national importance.

Condition of buildings at risk: Poor = 3, Moderate = 2, Fair = 1 Buildings which are classed as being in poor condition are given the highest rating given greatest risk. However, buildings which are ruinous and largely beyond repair are given a zero rating as the potential for taking action would be limited and could have large financial resource implications.

78 APPENDIX 2

SCOTTISH CIVIC TRUST REPORT OF BUILDINGS AT RISK SURVEY: PERTH AND KINROSS

Buildings at Risk Service

Report of Buildings at Risk Survey: PERTH & KINROSS COUNCIL

Prepared by Alex Adamson, Project Manager (BAR)

26th January 2010

The Tobacco Merchant’s House 42 Miller Street GLASGOW G1 1DT [email protected] www.scottishcivictrust.org.uk www.buildingsatrisk.org.uk

81 Contents

Buildings at Risk Survey of Perth & Kinross ...... 3 Background ...... 3 BAR Survey of Perth & Kinross ...... 3 Scope of Broader BAR Survey ...... 3 Summary of findings ...... 4 Original and Updated Totals by Category ...... 4 At Risk Buildings ...... 4 At Risk Buildings by List Category ...... 5 At Risk Buildings by Conservation Area ...... 5 Restoration In Progress ...... 6 Saved Buildings ...... 6 Demolished Buildings ...... 6 Perth and Kinross Council Input and Post-Survey Developments ...... 6 Key Findings and Recommendations ...... 6 Appendix A - Methodology ...... 9 What is a Building at Risk? ...... 9 What is the Buildings at Risk Register? ...... 9 Location Type ...... 9 How do the Buildings at Risk Service assess condition? ...... 9 How do the Buildings at Risk Service assign a category of risk? ...... 10 Appendix B – Perth and Kinross Post-Survey Updates and Initiatives ...... 11 Appendix C– At Risk Buildings In Perth & Kinross ...... 12 1. Perth Area ...... 12 2. Perth Central Area ...... 18 3. Strathearn Area ...... 21 4. Highland Area ...... 26 5. Eastern Area ...... 33 6. Kinross Area ...... 37

82 Buildings at Risk Survey of Perth & Kinross

Background The Buildings at Risk Service (BARS) and the Buildings at Risk Register (BARR) have been in operation in Scotland since 1990 in response to a concern at the growing number of listed buildings and buildings in Conservation Areas that were vacant and had fallen into a state of disrepair. The Scottish Civic Trust (SCT) was asked to set up a service looking at these buildings at risk. The initial role of the Buildings at Risk Service was to set up a Register which would catalogue and monitor properties in the At Risk category and to raise public awareness of their existence.

BAR Survey of Perth & Kinross The SCT has carried out two surveys in Perth & Kinross in the last year.

Firstly, a survey was carried out of Perth & Kinross’s Category-A listed buildings over the period 13th October 2008 to 7th December 2009. The data gathered formed part of a national survey undertaken by the SCT on behalf of Historic Scotland. The purpose of this survey was to create baseline data for the National Performance Framework. This work was carried out by William Kay, Project Officer (Buildings at Risk).

A broader survey was carried out between 10th July and 30th October 2009 by Alex Adamson, Project Manager (Buildings at Risk) at the Scottish Civic Trust. The data gathered in the A-list survey was taken to be current and the buildings were not revisited in the second phase of survey.

Both phases were undertaken on foot, by external visual inspection from publicly accessible locations. As a result a small number of properties could not be assessed. This document comprises the combined findings of both phases of survey.

Time Line 13th October 2008 Start of Perth & Kinross part of national A-list survey – first site visits 7th December 2009 End of Perth & Kinross part of national A-list survey – final site visits 27th February 2009 Meeting between Perth & Kinross Conservation Team and SCT to scope out broader BAR survey. 10th July 2009 Start of broader Perth & Kinross BAR survey – first site visits 3rd September 2009 Draft of A-list survey finding in Perth & Kinross issued to Council 30th October 2009 End of broader Perth & Kinross BAR survey – final site visits 9th November 2009 Draft of broader survey report issued to Council.

Scope of Broader BAR Survey In order to obtain the best value for the time spent the survey was targeted at specific buildings and areas as follows:

buildings already on the BARR as At Risk buildings already notified to the SCT and held as For Investigation buildings put forward by Perth & Kinross Council Conservation Areas non-Conservation Areas with concentrations of listed buildings.

The list of designated Conservation Areas was reviewed and other areas with concentrations of listed buildings were identified by SCT and Perth & Kinross Council.

83 Areas Surveyed:

Conservation Areas Fortingall Pitlochry Aberfeldy Fowlis Wester Pitcairngreen Abernethy Inchture Rait Baledgarno Kenmore Spitalfield Birnam Kinnesswood West Balgedie Blairgowrie Kinnoull Cleish Kinross Other Historic Areas Comrie Kinrossie Auchterarder Coupar Angus Knapp Alyth Crieff Longforgan Comrie (outwith Dunkeld Meikleour CA) Dunning Moulin Meigle Errol Muthil Methven Forgandenny Perth Central Summary of findings The two surveys undertaken in this period were considerably more comprehensive than the previous work undertaken on behalf of the Register in Perth and Kinross. As a result, the number of At Risk buildings is now considerably higher than at the outset in October 2008. This should not be read as a suggestion that the state of the built heritage in the area has deteriorated. The known incompleteness of the data was one of the drivers behind undertaking a more detailed study.

A schedule is annexed to this report detailing all buildings found to be At Risk together with a summary of the findings in each case.

Original and Updated Totals by Category Category October 2008 November 2009 At Risk 40 97 For Investigation 18 0 Restoration In Progress 4 1 Saved 37 41 Demolished 9 9

At Risk Buildings Prior to the start of the survey work, there were 40 Buildings at Risk in Perth & Kinross. 37 are still At Risk while the other 3 have been restored. In the case of Lynedoch Farm, Dalcrue, the single existing record was split into 3 to better reflect the presence of 3 separate buildings on the site.

The 97 buildings now considered to be At Risk are made up of: 39 of the previous At Risk properties 2 of the previous Restoration In Progress property 7 of the properties known to SCT as For Investigation 6 additional properties suggested by Perth & Kinross Council 43 properties identified during the survey.

In terms of the Perth & Kinross Local Plan areas they are distributed: 24 in Perth Area 9 in Perth Central Area

84 18 in Strathearn Area 26 in Highland Area 15 in Eastern Area 5 in Kinross Area.

At Risk Buildings by List Category The statutory position of the At Risk buildings is: A listed 13 B listed 45 C(s) listed 16 Unlisted within Conservation Areas 12 Unlisted out with Conservation Areas 11

At Risk Buildings by Conservation Area Aberfeldy 3 Abernethy 0 Baledgarno 0 Birnam 0 Blairgowrie 2 Cleish 0 Comrie 0 Coupar Angus 1 Crieff 2 Dunkeld 0 Dunning 2 Errol 3 Forgandenny 0 Fortingall 0 Fowlis Wester 0 Inchture 0 Kenmore 1 Kinnesswood 0 Kinnoull 0 Kinross 4 Kinrossie 0 Knapp 1 Longforgan 0 Meikleour 0 Moulin 0 Muthil 1 Perth Central 7 Pitlochry 0 Pitcairngreen 0 Rait 1 Spitalfield 0 West Balgedie 1 Total within Conservation Areas 29 Outwith Conservation Area 68

85 Though the largest numbers of buildings At Risk are found in Perth, it is by far the largest Conservation Area. It is notable that the majority of At Risk buildings are outwith the Conservation Areas. Of the 68 outwith Conservation Areas, 48 are in rural locations and a further 6 are in settlements with a population of fewer than 500 people. Further information on each Building at Risk, by Local Plan area, can be found in Appendix C.

Restoration In Progress Prior to the survey, Laidnaskea Steading, Rannoch Lodge, Oakbank Mill and a farm steading at Glenturret were recorded as Restoration In Progress. Work has completed on the first of these, is still ongoing on the second and has ceased on the third and fourth.

Work has been undertaken to bring the ground floor of Love’s Auction House back into use, though the upper floors remain disused.

Though none of the existing At Risk buildings were found to be undergoing work it was noted that work was being undertaken on a number of buildings (such as the Royal Hotel in Coupar Angus) that would otherwise have been candidates for the Register.

Saved Buildings 3 of the At Risk buildings were found to be SAVED in the survey. These were Tonamour and Montillie (both Aberuchill Castle Estate) and Balado Bridge. Additionally, work had completed on Laidnaskea Steading, as noted above.

South United Free Church had been on the Register from April 1999 to December 2000, when it was recorded as SAVED following conversion to an antique centre. It has now fallen out of use again.

During the existence of the Register, 41 At Risk buildings in Perth & Kinross have been saved against 9 demolished. This ratio of over 4.5:1 puts Perth & Kinross ahead of the national average of 3.3:1.

Demolished Buildings None of the existing At Risk buildings were found to have been DEMOLISHED in the survey.

Perth and Kinross Council Input and Post-Survey Developments During the course of the survey the Buildings at Risk team has benefitted from considerable help and advice from Perth and Kinross Council Conservation Section. In the course of discussing the findings of the work, post-survey, the Conservation Section made the Buildings at Risk team aware of a number of updates and initiatives relating to Buildings at Risk. These are documented in Appendix B.

Key Findings and Recommendations 1. Edinburgh apart, Perth & Kinross is in the groups of councils in Scotland with the largest numbers of listed buildings. The total number of buildings found to be At Risk (97) is below average for an authority with so many listed buildings. This reflects the affluence of the area and the efforts made by owners and planners over many years.

2. The two surveys undertaken in this period were considerably more comprehensive than the previous work undertaken on behalf of the Register in Perth and Kinross. As a result, the number of At Risk buildings is now considerably higher than at the outset in October 2008. This should not be

86 read as a suggestion that the state of the built heritage in the area has deteriorated: the known incompleteness of the data was one of the drivers behind undertaking a more detailed study.

3. Perth & Kinross Planning Authority has made innovative use of Conservation Area designation to cover not just the main historic towns but also a number of villages and rural areas, such as at Knapp. The general standard of the Conservation Areas was found to be very good. Only 29 of the At Risk buildings were located within Conservation Areas. Of these, 7 were in Perth; for a city of this size, with a very large Conservation Area, this is a relatively small number, though still worthy of attention. A measure of the high quality of the Conservation Areas is that 19 of them did not contain any Buildings at Risk whatsoever.

4. Of the 97 Buildings at Risk, 68 are outwith Conservation Areas. 48 of these 68 are in rural locations and a further 6 are in settlements with a population of fewer than 500 people. In combination with point 2 (above) this indicates that built heritage in the towns of Perth & Kinross is maintained to a high standard and that the most significant issues arise in the large population of listed buildings that are found across the rural areas.

5. Perth & Kinross has a hardcore of individual buildings which have been on the Register for a considerable period of time. In total, 15 of the buildings are listed and have been on the Register for over 15 years. These are, with category of listing and category of risk:

Taymouth Castle A Moderate

Dunkeld House Gallowhill Lodge B Critical Taymouth Castle, Apollo’s Temple B High Meigle House Hotel Steading B High Dunalastair House, Nr Pitlochry B High Lynedoch Farm Barn, Dalcrue B High Monzie Castle Mid Lodge B High Monzie Castle West Lodge B Moderate Lynedoch Farmhouse, Dalcrue B Moderate Lynedoch Farm Byre/Cartshed, Dalcrue B Moderate St Paul’s Church, Perth B Moderate Culdees Castle, Nr Muthil B Moderate Lornty Mill B Moderate St Michael’s Hall, Crieff B Low

Kinfauns Parish Church C(s) Moderate

Again, it is notable that the majority of these buildings are in rural locations. Only St Paul’s Church and St Michael’s Hall are in sizeable towns.

6. The single location with the greatest number of At Risk buildings is Taymouth Castle, with 12. The size of this estate, and the complicated ownership issues, make these a difficult group to address. Furthermore, some of the buildings can only be reached by crossing the golf course, making the identification of a new use highly problematic. These difficulties notwithstanding, the Trust would recommend that Taymouth Castle and its associated buildings remain a priority for Perth & Kinross Council.

87 7. The types of At Risk buildings in Perth & Kinross reflect its history and the changing patterns of building use. The largest groups are:

lodges and cottages 19 outbuildings 14 churches 12 medium-sized residential 10 commercial 9 industrial 9

As a fertile and beautiful region, Perth & Kinross has a long history of farming and large estates. Where these survive they have little need for cottages, lodges and traditional outbuildings such as steadings, barns and dairies.

Across the country, churches are closing as congregations shrink and merge. In addition to the 12 churches At Risk there are 3 graveyards and 1 mausoleum also found to be At Risk.

Changing tourism patterns and the current recession have made it harder to find a use for commercial premises.

The history of industry in the area is reflected in the mills, smithies and other manufacturing buildings identified as At Risk.

8. Lodges: given the rich heritage of lodges in Perth & Kinross, and the story they tell about the area, the Trust considers that they would merit further attention. Some are located in inaccessible locations but many have the scope to be brought back into use. The Trust would suggest that owners of lodges be approached to try to identify ways forward, where the location would seem to make that practical.

9. Outbuildings: these are generally located on farms and estates. Where no scheme for re-use can be identified there may be scope for funding preservation measures through the Scottish Government’s Land Management Contracts.

10. Churches: re-use of these buildings is challenging, though many successful schemes have been undertaken, even when the church is within a graveyard. Three graveyards and one mausoleum are At Risk. Perth & Kinross Heritage Trust are doing excellent work in this area through their Historic Graveyards project. The Trust (SCT) would suggest liaising with the Heritage Trust over the inclusion of these three graveyards in the future work of the project.

88 Appendix A - Methodology

What is a Building at Risk? A Building at Risk (BAR) is usually a listed building, or an unlisted building within a conservation area, that meets one or several of the following criteria:

vacant with no identified new use suffering from neglect and/or poor maintenance suffering from structural problems fire damaged unsecured open to the elements threatened with demolition.

What is the Buildings at Risk Register? The Buildings at Risk Register for Scotland records properties of architectural or historic merit throughout the country that are considered to be at risk or under threat. It was established in 1990 and is maintained by the Scottish Civic Trust. Visit www.buildingsatrisk.org.uk for further details and information.

Location Type Each building on the Register has been allocated to one of five location types. The purpose of this is to enable an analysis as to whether location type is a factor in the likelihood of a building being At Risk. The location types are:

URBAN – Part of a town with a population of 3,000 or more. SMALL TOWN – Population between 500 and 3,000 RURAL SETTLEMENT – Villages with a population below 500 RURAL – not part of a town or village REMOTE – more than a 1 hour journey from an A or M road or a small town

How do the Buildings at Risk Service assess condition? The condition of a building is usually assessed during site visits undertaken by the Buildings at Risk Service. It is solely the opinion of the Service. Usually based upon a visual inspection of the external fabric, it does not constitute a structural appraisal and independent expert advice should always be sought.

The following categories are used to describe the condition of a building, though other criteria often come into play.

RUINOUS The building is a roofless shell. Little of the original fabric remains other than the external walls.

89 VERY POOR The building is either extensively fire damaged, partially collapsed, or is suffering from major structural problems. It may be totally or partially roofless, but retains a little more fabric than just the external walls. Very little of the interior remains.

POOR The building has been vacant for a number of years and does not appear to be maintained. Most of the external fabric remains, but there are obvious signs of deterioration such as slipped slates, vegetation growth, broken windows, vandalism, or blocked rainwater goods.

FAIR The building is only recently vacant but there is no identified new use. Although previously well maintained, it now requires minor repairs. There are some signs of neglect.

GOOD The building fabric is generally sound, and its overall condition does not necessarily place it at risk. However, it is under threat of demolition, or its future sustained use is in doubt.

How do the Buildings at Risk Service assign a category of risk? A category of risk is also assigned to candidates for the Register, and describes the extent to which they are At Risk. The category of risk is solely the opinion of the Buildings at Risk Service. The following criteria are used to assign a category of risk to buildings on the Register. Because a building in a very poor state of repair may be subject to concerted attempts to rescue it, the assessment of risk is not always directly associated with condition.

CRITICAL The building is threatened with demolition, and a real or perceived conservation deficit now makes rescue unlikely. It is suffering from an acute structural problem that could lead to full or partial collapse, and there is an immediate threat of further deterioration. It is an A-listed property in poor or very poor condition or a B-listed property in very poor condition.

HIGH There is no immediate danger of collapse but condition is such that unless urgent remedial works are carried out the building will sharply deteriorate.

MODERATE The building is in a fair condition but is deteriorating. There are concerns that the building could suffer further decay leading to more serious problems.

LOW The building is in fair or good condition, but there is a risk of slow decay. There is no identified new use for the building. Although there is a possibility of rescue, the condition of the building still gives cause for concern.

MINIMAL The building is vacant but in good condition. A rescue package has been agreed, though not yet implemented.

90 Appendix B – Perth and Kinross Post-Survey Updates and Initiatives Perth and Kinross Council intends to develop a process and protocol to establish where there is opportunity to take formal action under the Planning (Listed Buildings and Conservation Areas)(Scotland) Act 1997, the Building (Scotland) Act 2003 or the Housing (Scotland) Act 2006. A priority matrix will be formulated which will indicate a rating for each entry on the BAR Register according to location, condition and listed status. Higher ratings will be given to listed properties in poor condition located within town centres and/or within conservation areas. Action in the form of urgent works notices will be served where this is considered necessary. There are risks of recovery of expenditure so this will be subject to budget constraints.

Before and after the re-survey was completed the Council has been corresponding with various property owners regarding their short and long term plans and the need for urgent repairs. Within 2009 listed building and planning consents were granted for the Barnhill Tollhouse in Perth, the Birks Cinema, Aberfeldy and Port-na-Craig, Pitlochry. In 2010 the conversion and extension of Lawers Church has been granted listed building consent. After extensive negotiation St Paul’s Church, Perth now has a new, willing owner who plans to submit planning and listed building consent applications for conversion as soon as possible.

At present there are three churchyards in the BAR Register. Perth and Kinross Heritage Trust has set up a rolling programme of works which is aimed at addressing the repair and consolidation of historic churchyard sites and monuments across the region. The Historic Graveyards Project will identify, prioritise and apply best practice in conservation and repairs.

Perth and Kinross Council will continue to promote the maintenance and repair of buildings at risk through the encouragement of sympathetic conversion. The Council is in the process of producing a Placemaking Guide which will provide information and advice on best design practice, including conversions, alterations and extensions.

The Council would welcome discussion at national level regarding the potential distillation of best practice in taking formal action through other agencies such as Historic Scotland and the Civic Trust and the targeting of grant monies for specific actions and outcomes.

Appendix C– At Risk Buildings In Perth & Kinross The buildings identified in the survey as being At Risk have been split into their six local plan areas. Buildings which were recorded on the Register as At Risk prior to the survey are shown in bold.

1. Perth Area BARR Building Listing Risk Comments Survey Image ref Cat. Date 2468 Auchtergaven B High The church is a ruinous shell. Wallheads are unconsolidated. 08/09/09 and Moneydie The masonry on the upper parts of the tower is Parich Church, deteriorating. The render is failing. Large bushes are growing Bankfoot in and around the structure threatening the stability of the walls. The single storey section to the rear retains the last

traces of a roof. The whole building has been seriously fire 92 damaged.

1529 Dalcrue Lodge, - Low The building remains disused and boarded up. The gutters 25/09/09 Dalcrue are clogged with vegetation. Otherwise, the property appears to be in fair condition.

1227 Haggs Cottage, - High The roof has partially collapsed. Grass and trees are 25/09/09 Dalcrue established on the roof and in the gutters. The chimney has partially collapsed and appears very precarious. All window glazing has been lost and the window frames are in poor condition.

4217 Lynedoch Farm B High The barn is a roofless shell. The west wall has partially 25/09/09 Barn, Dalcrue collapsed. The interior is overgrown

4218 Lynedoch Farm B Moderate The building remains disused. The roof appears to be in 25/09/09 Byre/ Cartshed, good condition. Nearly all window glazing has been lost, as Dalcrue have the doors.

1264 Lynedoch B Moderate The farmhouse remains derelict. The roof is deteriorating 25/09/09 Farmhouse, and in need of maintenance - there is a hole in the east Dalcrue elevation. The window glazing to the front has been lost, 93 though it largely survives to the rear. The back door has been lost.

2128 Dron Parish B Moderate The building continues to deteriorate. It is encircled by 14/09/09 Church fallen slates and daylight is visible through a number of holes in the roof. Many windows have broken sections, often large. Plants are approaching and inching up the walls in places. The building is far from wind and water tight.

4139 Dron Parish B Moderate The collection of gravestones is in poor condition. Many are 14/09/09 Churchyard leaning, fallen, damaged or broken into sections.

4255 Cottage, Thimble - High The cottage is a ruinous, roofless shell. The remains of the 30/10/09 Row, Dunning roof lie on the interior of the building. The windows and doors have been lost. The wallheads are unconsolidated with bushes and grasses growing on them.

4256 Mr Crow’s Store, - Low The building to be boarded up and appears to have been 30/10/09 Kirk Wynd, disused for some. The roof is very mossy. There is damaged Dunning to the base courses of the stonework to the front elevation in a number of places.

4169 Commercial C(s) High The building is a ruinous shell. It has lost its roof and there 16/10/09 Hotel, Errol are plants growing along the wallheads. The doors and windows are boarded up. 94

4171 Stable/ Hayloft, - Moderate The building appears to have been derelict for some time. 16/10/09 Off High Street, The roof has partially collapsed. The gutters are rusting, Errol broken and detached from the down pipes. The windows are boarded.

4245 Old Churchyard, B Moderate The graveyard contains many broken and damaged 16/10/09 School Wynd, gravestones. Some are broken into pieces, some are leaning Errol or fallen over. Some of the tomb chests are damaged with stones having fallen from the walls.

1484 Fingask Castle B High The building is in very poor condition. Most roof tiles have 30/10/09 Old Sawmill, been lost and the sarking is rotting. All rainwater goods Fingask, Nr Rait have been lost or no longer function. Plants surround the building and are taking hold in the interior.

1587 South Lodge, B Moderate The lodge remains derelict. Most of the render has come 16/10/09 Fingask, Fingask, off the north wall. Windows and doors are boarded up. The Nr Rait gutters are clear.

1426 Balthayock - High There has been a marked deterioration in the building since 16/10/09 House Lodge, the last visit by BARR. The extent of the roof collapse is Goukton Road, significantly greater. Plants are well established on the 95 Glencarse wallhead. Trees are leaning against the west elevation. The interior is gutted. Collapsed ceilings can be seen through the empty windows.

1494 Farmstead - Low The buildings are still disused. One section, to the north- 23/09/09 Buildings, Bridge west, has been demolished. The roof appears to be in fair of Hosh, condition. The windows and doors are in need of Glenturret maintenance.

0917 Kinfauns Parish C(s) Moderate The church remains derelict. All windows are boarded up. 16/10/09 Church, Kinfauns The roof appears to be in fair condition and the gutters are clear. One downpipe (at the tower) appears to be leaking.

1881 Binnhill Tower, B Moderate The tower remains derelict. The parapet has partially 16/10/09 Kinfauns Castle collapsed. Above ground floor, all windows are uncovered Policies, Nr allowing wind and water ingress. There is a large crack in Kinfauns the east elevation, which appears to be stable.

3944 Smiddy House, C(s) Moderate The building appears to have been derelict for some years. 25/09/09 Main Street, The front and gables are covered in vegetation. The roof has Methven numerous slipped slates. The stones at the front are very weathered as is the east chimney.

3943 Smiddy, Off Main C(s) Moderate The roof is uneven and green. The ridge tiles are rusty and 25/09/09 Street, Methven one is lost. The window frames are in very poor condition. The property may be in use as a store.

4219 Millhill Steading, B Moderate The steading has been fenced off. Part of the roof has 29/09/09 Millhill, Nr collapsed. A number of window panes are smashed. The Longforgan gutters are blocked with plants.

4243 The Smithy, High - Moderate The building appears to be in poor condition. The west end 16/10/09 Street, Rait of the south elevation is covered in ivy. The roof at the east end is shedding slates. The south-east corner wall is damaged. Most windows are boarded up. The rainwater goods to the front (south) have been lost.

1195 Balboughty B Low The Trust was unable to gain entry to the site. It was noted - Dairy and that a number of the buildings to the front of the site are Cottage now in active use.

2. Perth Central Area BARR Building Listing Risk Comments Survey Image ref Cat. Date 4123 St Andrews & St - Low The building has been largely disused for some time (part in 20/08/09 Stevens Parish use as YMCA). It appears, externally, to remain in fair Church, Perth condition.

3828 Love’s Auction B Moderate The upper floors remain vacant. The "Love" sign is missing. 20/08/09 House, Perth The ground floor is in use as a furniture shop. The owner reports he hopes to convert the upper floors into 3 holiday lets. 98

2617 Barnhill A High The former tollhouse in very poor condition, mostly due to 09/10/08 Tollhouse, Perth the parlous condition of the roof. The masonry is generally fair to good. The presence of a scaffold tower on the south end may indicate work in progress but it also poses a security risk. The roof is in need of urgent attention to avoid rapid decline.

4121 37-41 North C(s) Moderate The building has been derelict since a fire in early 2008 20/08/09 Methven Street, (possibly January). Boarded up at ground floor, all glazing Perth has been lost on the upper floors allowing wind, water and wildlife access. The roof is in poor condition with a broken rooflight and missing slates leading to fears of further water ingress.

4122 City of Perth Co- - Low With the closure of the last ground floor retail unit, the 20/08/09 operative building is now fully vacant. Many of the first floor windows Building, Perth on Scott Street have now been lost. The window frames are in poor condition.

1266 St Paul’s Church, B Moderate There are damp patches and bushes growing from the 20/08/09 Perth down pipes, suggesting that they have failed. There are

99 slipped slates causing concern over leaks in the roof. One large window on the west elevation is leaning inwards. Pigeons are flying in and out of the structure.

2625 J. S. Lees C(s) Low The building remains, outwardly, in fair condition. The 20/08/09 Grocers, West pediment is in poor condition: the carved stonework is Bridge Street, eroding. The shopfront elements (pilasters, doorcase and Perth fascia board) require maintenance.

2465 18 York Place, C(s) Low No 18, like its neighbour No 20, has been unoccupied since 20/08/09 Perth at least 2000. The bay window has been boarded up throughout that time. The boarding is now in poor condition. The front of the site is now fenced off.

4120 Buchan House C(s) Low The building is no longer in use. The chimney stack is leaning 20/08/09 in towards the roof. Along with the neighbouring no 18, it is fenced off.

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3. Strathearn Area BARR Building Listing Risk Comments Survey Image ref Cat. Date 4254 Old Parish B Moderate The church is a ruinous, roofless shell. The Lych Gate has 30/10/09 Church of collapsed. There are grasses and bushes growing in places Blackford, on the walls and wallheads. Inside the walls there are many Blackford pieces of fallen masonry. A number of the window frames have badly cracked pieces of stone and are in need of

repointing. 1265 Ardoch House - High The majority of the roof has collapsed. The surviving section 30/10/10 South Lodge, (facing south) is sagging and has lost many slates. Exposed Braco wallheads are deteriorating. Little glazing survives but some of the window frames appear to be saveable. The rainwater

101 goods are lost or are non-functioning.

3718 Cultybraggan A Low The site appears well managed and all the buildings look to 05/12/08 Camp: Guard’s be in fair condition but awaiting re-use and development. Block, Nr Comrie

3719, Cultybraggan A Low The site appears well managed and all the buildings look to 05/12/08 3720, Camp: Hut be in fair condition but awaiting re-use and development. 3721 Numbers 44, 45 and 46, Nr Comrie

4211 1 Academy Lane, - Moderate The building appears to have been disused for some time. 23/09/09 Crieff There is extensive plant growth at the south end of the front elevation. One pair of windows is boarded up; the frames of the others are in poor condition. The lintel over the

102 northernmost door has failed.

1910 St Michael’s Hall, B Low The hall appears to be in partial use. The gutters are clear 23/09/09 Crieff but the second floor windows in the tower are broken and there is a sprinkling of graffiti round the walls. The window frames are in need of maintenance.

0027 South United A Low The building is still disused. There is some damage to the 23/09/09 Free Church & roof of the Mission Hall and damp patches at failed Mission Hall, downpipes. Otherwise the property appears to be in fair Crieff condition.

1510 Ferntower - High The building is largely ruinous other than the north-west 23/09/09 Stables, Nr Crieff corner which is still mostly roofed. The interior is overgrown with bushes and trees upwards of 3m high. The west arch on the south elevation has collapsed. Wallheads

103 are unsecured and home to more plant life.

3716 Abercairny A Moderate The cube with dished dials at the top of the column and 28/11/08 Sundial, below the lecturn dial has a severe crack on its south/ west Abercairny faces which is likely to detach by natural processes if not House, Nr Crieff conserved. Otherwise the sundial is sound.

1513 Monzie Castle B High The lodge remains derelict. Plants are growing on the walls 23/09/08 Mid Lodge, Nr and flat surfaces. The lodge is enveloped in trees and Crieff bushes.

1527 Monzie Castle B Moderate The building remains derelict. The roof is in poor condition; 23/09/08 West Lodge, Nr many slates have slipped and there is a hole in the west Crieff section. Rainwater goods have been largely lost. The windows are boarded up apart from one to the rear, which is allowing water ingress. There are cracks in the chimney.

1414 Greenloaning C(s) Low The building has been disused for a number of years. Ground 30/10/09 Inn, Braco Road, floor windows, and two of the three doors, have been 104 Greenloaning bricked up. First floor windows at the front are boarded up. The gutters are clear and functioning. A small number of slates have been lost from the roof.

2982 Ochtertyre B Moderate The roof is overgrown with bushes. Nearly all glazing has 23/09/09 Mausoleum, been lost. Ivy is taking hold on the walls. There has been Monzievaird, Nr some stone delamination. The door is boarded up. Crieff

1160 Culdees Castle, B Moderate The building remains disused. Creeping plants have 15/09/09 Muthill covered most of the north elevation and ledges are mossy. The property is secured: ground floor level openings are boarded over.

4215 52 Willoughby - Low The building is disused. The roof sags slightly and there are 15/09/09 Street, Muthill numerous slipped slates. The gutters require clearing. The ground floor window frames are in urgent need of maintenance. Formerly a doctors’ surgery, which closed around 2006. It is understood to have been vacant since.

3942 Drummond B Moderate The lodge remains boarded up. The roof is very mossy, as is 23/09/09 Castle East the chimney. Sections of the walls are damp. Lodge, Nr Muthill

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4. Highland Area BARR Building Listing Risk Comments Survey Image ref Cat. Date 2480 Shierglas B High The farmhouse is in very poor condition. The north gable 10/07/09 Farmhouse, Nr wall has collapsed. The roof has many holes in it. Windows Blair Atholl and doors have been lost. The single storey wing (steading) is a roofless shell. Reference to older photographs shows that both the farmhouse and steading buildings have deteriorated considerably in the last decade.

2479 Shierglas C(s) Moderate The range has been disused for many years. The eastern end 05/08/09 Steading, Nr Blair of the south range roof has collapsed. Other roofs are Atholl buckled. Rainwater goods are clogged with grass. Most windows and doors have been lost. 106

4136 Palace Hotel, B Low The Palace Hotel and bar have ceased trading recently. Some 27/08/09 Aberfeldy gutters are clogged with grass. Otherwise it appears, externally, to be in good condition.

2754 Aberfeldy Parish C(s) Low The church remains disused and is partly fenced off. 27/08/09 Church Externally it appears to remain in good condition. The gutters require clearing of vegetation. A sign advertises a planning conversion into 4 homes but there is no sign of activity on site. The property is currently being marketed for sale.

4135 The Birks - Low The building has been disused for some time. The windows 27/08/09 Cinema, are in need of maintenance; some panes are smashed. Aberfeldy Otherwise, outwardly, it appears to be in fair condition.

107 1739 Dunkeld House B Critical The building remains in ruinous condition. Trees are 08/09/09 Gallowhill Lodge growing in and around it, destabilising the masonry. The chimney appears to be in a precarious state. The door lintel has collapsed. Wallheads are unsecure with loose masonry in several places.

1874 Mains of B High The building is a ruinous shell. The interior is home to a 04/09/09 Taymouth well established wood, walls are overgrown and in need of Gasworks, repointing. The lack of pointing is especially evident on the Kenmore chimney.

4161 Mains of B Moderate The roofs are in poor condition with many lost or slipped 04/09/09 Taymough slates. The windows and doors are lost or boarded up. The Gasworks interiors are stripped bare. Our photographic record shows Outbuildings, that some windows which are now open to the elements Kenmore were boarded up in 2001.

1259 Taymouth A Moderate The Castle is in fair to good condition overall. The 13/10/08 Castle, Kenmore abandonment of the programme of restoration and conversion has resulted in the building being left vacant and uncompleted in terms of re-use.

2164 Taymouth B High The building is close to ruinous. A large tree trunk has 04/09/09 Castle: Apollo’s fallen across the roof, demolishing half of it. Many cope Temple, stones have fallen off and most of the remainder have 108 Kenmore moved, often to precarious positions. The interior is full of debris and plant matter.

3712 Taymouth Castle: A Low Detailed inspection not possible as the bridge has been 13/10/08 Chinese Bridge, cordoned off for structural assessment. Visually, the cast Kenmore iron elements of the bridge look sound. The timber deck could not be assessed. The masonry of the cutwaters look to be in fair condition.

1854 Taymouth B Moderate The building is not wind and water tight. The roof is 04/09/09 Castle: Dairy damaged in a number of places. Most windows and Byre, Kenmore rooflights have lost their glazing. The gutters are full of plants and leaves.

4162 Taymouth Castle: B High The roof is massively overgrown. The roof is in uncertain 04/09/09 Ice House, condition but appears to be largely present, though Kenmore damaged. The lintel of the north doorway has partially collapsed.

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4163 Taymouth Castle: B Low There are many plants growing on flat surfaces, especially 04/09/09 Main Lodge and round the gateway. The lodge appears to be in good Gates, Kenmore condition, but disused for some time.

3717 Taymouth Castle: A Low The structure while firm and stable, has sufficient natural 13/10/08 Maxwell’s erosion and other losses to carved detail to place it in poor Temple, condition. Security is also a concern as the door on the Kenmore turnpike stair, leading to the open gallery above, is unsecured.

1757 Taymouth B Moderate The building remains a ruinous shell. Vegetation is taking 04/09/09 Castle: Rock hold of the crevices in the stonework and the interior. The Lodge, Kenmore walls appear to remain sound.

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3715 Taymouth Castle A Low The roof is mossy and there are some slipped slates. The 04/09/09 Rustic Lodge, timber elements are in need of maintenance. A neighbour Kenmore reports that the property may have recently sold.

3713 Taymouth Castle: A Low The structure is in fair to good condition overall. It appears 13/10/08 The Dairy, to remain vacant and unused and consequently is ‘at risk‘. Kenmore

4134 Deuchars C(s) Moderate The roof is severely overgrown. Under the plants it is clear 27/08/09 Cottage, there is damage to the slates. The windows are broken. The Kenmore render is failing. The gutters have been overwhelmed.

1177 Dunalastair B High The building is in ruinous condition. Some turrets are still 10/07/09 House, Kinloch slated but otherwise the roof has been lost. Internal floors Rannoch have collapsed. All windows have been lost. The walls appear to be relatively stable. However, the building is surrounded by mature trees. Carved stonework remains very sharp, in most cases.

1845 Lawers Church, B Moderate The church remains disused. The ridge tiles at the west end 27/09/09 Lawers of the roof have been lost and the slates underneath are 111 slipping. There are other areas of damage suggesting that the roof leaks. Otherwise, the building appears to be in fair condition.

3714 Kirk O’ The Muir, A Low The church is ruinous, subject to continuing natural decline 07/12/08 Murthly as no consolidation/ conservation works are apparent.

2472 Murthly Station B High The roof in poor condition. There is damage along the ridge 08/09/09 Signal Box, which will allow water ingress. The paint is in poor condition. Murthly The exposed wood is deteriorating. The rainwater goods are rusty and in need of maintenance. The exterior stair is understood to have been removed to prevent access.

3475 Port-na-Craig B Low The building is boarded up to the front, and most windows 05/08/09 House, Pitlochry to the rear. The gutters to the rear are clogged but those to the front appear cleared. The building has been subject to repeated attacks by climbing plants.

112 2552 Donavourd - High The building has been derelict for well over 10 years. 05/08/09 Lodge, Nr External inspection finds the roof has been lost to fire. The Pitlochry door has been severely damaged. Windows are broken or boarded up. It is now enclosed on three sides by trees. Plants are growing in and on the structure.

2854 Pitnacree Mill, - High The former mill remains derelict. External wooden 05/08/09 Pitnacree, Nr components are collapsing. The water wheel appears to be Pitlochry intact. The eastern section of the building is roofless. The exposed eastern gable is in poor condition.

5. Eastern Area BARR Building Listing Risk Comments Survey Image ref Cat. Date 2870 Howe’s Auction - Moderate The building is derelict. Slates have been removed on several 14/09/09 Hall, Alyth sections, especially to the Albert Street elevation. The wall below this area is damp and mossy. There is a hole below the window of the same part. All windows have been lost. Local planners advise that works to conversion works had

commenced, but have now ceased.

4192 Cornmill, Bamff C(s) High The section to Bamff Road is in very poor condition. The rest 14/09/09 Toad, Alyth is ruinous. The rainwater goods, where they survive, are buckled or clogged with plants. The windows have been lost. Pigeons are resident within the precariously roofed section. 113 A number of other unlisted buildings on the site are also derelict.

0975 Barony Church, B Low The building remains disused. The windows to the main 14/09/09 Alyth road are boarded up. It appears that basic maintenance, such as clearing the gutters, is being undertaken.

1212 Lornty Mill, Nr B Moderate The mill remains derelict. The roof is mossy in parts. Many 14/09/09 Blairgowrie panes of glass have been smashed.

4186 Hill Church, B Low The church appears to have been disused for some time. 10/09/09 Blairgowrie Most windows are boarded up; others are protected in other ways. There are substantial bushes round the base of the tower.

1239 Oakbank Mill, B Low Repairs have been made to the roof, rainwater goods and 10/09/09 Blairgowrie windows (though some remain boarded over to the front and most to the rear) Some window panes are smashed and the gutters are clogged with grass. The building remains

114 unused.

2466 Quinn’s Picture - High The cinema in very poor condition, especially the sections 10/09/09 House, back from the street. The roof has been lost in parts and in Blairgowrie other areas bushes are visible. The render to the front section is failing. Windows are lost or boarded over.

1129 Achalader - Moderate The house remains in ruinous condition. It is roofless. There 10/09/09 House, Nr are plants growing on flat surfaces. The building is Blairgowire surrounded by trees.

1600 Arnbank House, - Moderate The building remains derelict. All windows are doors are 10/09/09 Nr Blairgowrie boarded up. The gutters are failing - they are buckled in placed and full of weeds. There is damage to the stone work on the north-east corner with cracks running up the front of the building.

4194 Meg’s Snack Bar, - Low The shop is boarded up. Some windows have been lost and 14/09/09 High Street, some boarded up, some retain their glazing. Coupar Angus

115 3843 Strathmore B Moderate The building has been derelict for some time. Other than in 14/09/09 Hotel, Coupar the dormers all windows have been boarded up. The timber Angus dormers and porch are in poor condition. The downpipes are in poor condition and one to the rear corner appears to have failed.

4167 Lethendy Kirk, B Moderate The building is a ruinous shell. Masonry is detaching in 08/09/09 Kirkton of places. There are plants on the walls and grass on the Lethendy interior floor.

4168 Lethendy C(s) Moderate There are toppled and leaning gravestones. Sections of some 08/09/09 Kirkyard, Kirkton stones have detached. The grass is advancing over many of Lethendy monuments.

2478 Meigle House B Moderate The roof is damaged in several places. Plants are growing up 14/09/09 Gazebo, Meigle and through holes in the roof. Plants are also growing on the roof and walls. A well established tree is a particular cause for concern: the nearby stonework looks unsecure.

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1246 Meigle House B High The building in poor condition. Part of the roof has been 14/09/09 Steading/ lost. The roof of the roadside range has been replaced. The Offices, Meigle remaining roof sections are overgrown - many slates have slipped out of position.

6. Kinross Area BARR Building Listing Risk Comments Survey Image ref Cat. Date 2178 Carnegie Library C(s) Moderate The building remains disused. The window frames and door 07/10/09 and Museum, are in need of maintenance. Otherwise it appears to be in Kinross good condition.

2179 Kinross Old Post B Moderate The building remains disused. The ground floor windows 07/10/09 Office, Kinross are boarded up. The frames of the first floor windows are in need of maintenance. Discolouration of the walls suggests that they may be damp. It appears that the 117 gutters are being cleared periodically.

2177 Kinross Town B Moderate The building remains disused. Some windows are boarded 07/10/09 Hall, Kinross up. Surviving frames are in need of maintenance. The roof appears to be in good condition and the gutters appeared to have been cleared.

4170 2 Swansacre, - Moderate The building has been derelict for a number of years. The 07/10/09 Kinross rainwater goods have been lost. Most windows are boarded up but some are open to the elements. Bushes have established themselves at a number of places. The roof is in need of maintenance. The lintel of a first floor window has failed and is being support by internal scaffolding.

4227 Wester Balgedie - Low The building appears to have disused for some time. The 07/10/09 Farm Cottage, roof is damaged in a number of places, allowing water Wester Balgedie ingress. The gutters require clearing of plant growth. One windowpane is broken.

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