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Moffat Conservation Area Character Appraisal and Management Plan Supplementary Guidance adopted 3rd April 2020

Written by Groves-Raines Architects Ltd. with amendments and updates by Dumfries & Galloway Council

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Conservation Area Character Appraisal MOFFAT CONTENTS

FOREWORD 20th Century - Present 14 Key Features 53

1. INTRODUCTION Local Development Plan 16 Key Challenges 54

Background 1 3. TOWNSCAPE APPRAISAL MANAGEMENT

Location 1 Topography 17 5. OPPORTUNITIES FOR ENHANCEMENT Designation 1 Approaches and Gateways 17 Boundary Refinement 56 What Is a Conservation Area? 2 Street Pattern 19 Proposed Amendments to 56 Conservation Area Boundary What Does Conservation Area 2 Plot Pattern 20 MAP OF AMENDMENTS TO 60 Status Mean? BOUNDARY Planning Controls in a 2 Open Spaces 21 Opportunities for Enhancement 61 Conservation Area

Character Appraisal and 4 Views and Landmarks 23 Managing the Character Zones 63 Management Plan

Policy Context and Purpose 4 Activities and Uses 23 Information and Advice 64 National Planning Policy 4 Architectural Character 25 Article 4 Directions 64 Historic Environment Policy for 5 Key Buildings 27 Planning Enforcement 65 Scotland Local Planning Policy 5 Building Materials 35 Architectural and Artistic Lighting 65 Moffat Conservation Area 6 Townscape Detail 37 Grants 65

Purpose of Moffat CACAMP 6 Permeability and movement 39 Local Development Plan 66 APPRAISAL Gap Sites, Vacant and Unoccupied 40 6. BIBLIOGRAPHY 67 Buildings 2. HISTORICAL DEVELOPMENT Condition 40 APPENDIX I Regional Context 8 Public Art & Lighting 42 High Street Elevations 68 Archaeological Interest 8 Public Realm 45 APPENDIX II

Early History 9 Trees and Soft Landscaping 47 Statutory and other Powers for 69 Management of Conservation Areas

17th Century 11 4. CHARACTER ASSESSMENT APPENDIX III 18th Century 11 Assessment of buildings 48 Listed Buildings in Moffat 70 19th Century 12 Character Zones 50

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Conservation Area Character Appraisal MOFFAT

‘’In the year of 1633 Moffat was destined, by the ingenuity of Miss Whitefurde, to be ever afterwards recognised as a place for the invalid, an hospital constructed by the hand of Nature for the sick- stricken man, which Home has pictured in the following lines, illustrative of its then inauspicious surroundings, and the change which has taken place since he penned them, as the surroundings of Moffat’s sulphurous spring are in every respect worthy of the locality –

No grace did nature here bestow, But wise was nature’s aim; She bade the healing waters flow, And straight the graces came.’’

(Turnbull 1871, p32)

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Conservation Area Character Appraisal MOFFAT FOREWORD

In recognition of the quality of the View looking up towards Hartfell Spa from Old Edinburgh Road historic townscape and as part of initiatives aimed at supporting funding applications for enhancement and improvement, including applying to Historic Environment Scotland for funding under the Conservation Area Regeneration Scheme (CARS) programme, Moffat and District Community Council (MDCC) appointed Groves-Raines Architects Ltd. to prepare a Conservation Area Character Appraisal (CACA) for Moffat. Acknowledgments

Acknowledgments

We would like to acknowledge the advice and input received from the following individuals and organisations:

Niamh Elliott, local artist and historian; The Earl of Annandale and Hartfell; Dumfries & Galloway Council; Historic Environment Scotland

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Conservation Area Character Appraisal MOFFAT

1. INTRODUCTION

Map of Moffat, showing conservation area boundary from 1977 to 2020

1977 Moffat Conservation Area boundary

Background The town lies approximately 1 mile In 1975 local government This is a combined document, being from the A74(M), the main route boundaries changed, with three both an appraisal of Moffat between Scotland and England, adjacent county authorities joining Conservation Area and a and is set in open countryside in the to become Dumfries and Galloway management plan. It has been Moffat Hills. Council. The conservation area prepared in accordance with the designation remained but the guidelines set out in the Scottish The population of the town is boundary was modified on 14th Government’s Planning Advice approximately 2,500 as at the last February 1977. Note 71, Conservation Area census, with a further 1,500 located within the rural hinterland of the Management: Planning Advice During the course of this appraisal town, and has increased over (PAN 71). the character of immediately recent years, accelerated by new adjoining areas was also Location housing development. The main considered and as a result there local industries are tourism, are boundary changes proposed. Moffat is located in the district of agriculture and forestry. Annandale in the Scottish Borders, The proposed changes were around 21 miles north of Dumfries Designation and within the Dumfries and finalised following a two stage, Galloway Council Region. Moffat Conservation Area was first consultation process regarding the designated on 8th April 1970 by document and amended document Dumfriesshire Council. with amended boundary changes.

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Conservation Area Character Appraisal MOFFAT

Historic image of Moffat High Street from Historic Environment Scotland’s Canmore Collection reference 1723473

buildings and the spaces between Demolition of the majority of a, or a What is a Conservation Area? them that are of architectural or whole, building in a conservation historic interest. generally requires Conservation Conservation Areas were first Area Consent or planning introduced in the UK in 1967 and Planning controls and management permission, with some exceptions. the Planning (Listed Buildings and are directed at maintaining the There is a general presumption Conservation Areas) (Scotland) Act elements which together make up against the loss of buildings 1997 provides the current the character and integrity of the through demolition where they legislative framework for their entire area and enhancing the contribute to the nearby or wider designation. Section 61 of the Act recognised special character. character of the Conservation Area. defines a conservation area as:

‘‘an area of special architectural Conservation area status does not The decision may also depend on or historic interest, the character mean that new development is the intended use of the land or appearance of which it is unacceptable, but that care must be afterwards. Where an application desirable to preserve or enhance.’’ taken with design to ensure that for consent to demolish is new development will preserve or submitted, designs for new All planning authorities are required enhance, rather than harm, the buildings or other structures by this Act to determine which parts character or appearance of the proposed on the site may also be of their area merit conservation area. required. area status. Dumfries and Galloway currently has 36 designated Design for new development Conservation Area Consent and conservation areas varying in should be accompanied by Planning Applications are made character from coastal towns to information which demonstrates online through the Council’s inland rural villages. how it will preserve and/or enhance website. the conservation area by referring Character is defined by the age, carefully to character and context. Alterations or additions to design and layout of buildings and buildings in a conservation area streets in the area as well as Planning Controls in a require Planning Permission - small geology and local industry and Conservation Area house extensions; roof level economy and how the area has Current legislation requires that changes - dormers, roof windows; developed historically as a key permission is sought for the change to chimneys; cleaning factor. following works within a stone; painting, rendering or conservation area: cladding elevations; outside hard What Does Conservation Area surfaces; or changing windows and Status mean? doors. In a conservation area it is both the 2 PUBLIC Conservation Area Character Appraisal MOFFAT Development management decisions will consider the Alternative designs may be requested which would not impact of the proposals on the appearance of the have a detrimental impact on character but may achieve property, the effect on its neighbours and the effect on a similar outcome. the character of the whole Conservation Area.

2011 Moffat aerial view showing High Street and Academy Road; Historic Environment Scotland’s Canmore Collection ref: 1251870 Attachments such as satellite Trees in conservation areas have Pre-application advice may be sought in dishes have more restrictive special protection. Proposals to take advance of finalising or submitting any controls in conservation areas branches off or fell a tree or carry out proposals and the links to the guidance where they have the potential to works which affect its roots need to and forms are found on the following web impact negatively on its character. be notified to the Council, giving page: In most cases Planning Permission sufficient time for the impact of the https://www.dumgal.gov.uk/article/15 will be needed. proposal on the tree to be properly 327/Planning-advice-and-enquiries considered in the context of its New buildings proposed within a contribution to the character of the The Scottish Government has conservation area need Planning conservation area. Sometimes a tree produced guidance on Householder Permission. The design and choice or group of trees will be considered Permitted Development Rights of material should take account of important enough for the work to be https://www.gov.scot/publications/gu the site and the character of refused or to be amended. idance-householder-permitted- surrounding buildings and spaces. development-rights- 9781780456836/

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Conservation Area Character Appraisal MOFFAT

Character Appraisal and Management Plan: SPP sets out that development within or outwith Policy Context and Purpose conservation areas which will impact on a conservation area, should preserve or enhance its appearance, Since the 1990s it has been recognised that historic character or setting. It includes a presumption to retain buildings and the wider heritage make a very buildings rather than permit demolition, where they significant, positive contribution to the identity of make a positive contribution to the character of the places, to regeneration and to the economy, especially conservation area; and, that conservation area in town settings. Many communities now regret the loss appraisals should inform development management of character of streets in old towns where decisions. (SPP 2014, paragraphs 143 & 144) improvements to living standards could have been carried out more sensitively. SPP recognises the historic environment as a key Keeping local historic character is an important part of cultural and economic asset and a source of inspiration a community’s sense of place. It also supports many that should be seen as integral to creating successful wider investment initiatives leading to regeneration. places. Culture-led regeneration is considered capable of having a profound impact on the well-being of a Alterations to architectural elements and the community in terms of the physical look and feel of a accumulation of unsympathetic, small changes to place and can also attract visitors, which in turn can building elevations can gradually erode the character bolster the local economy and sense of pride or of individual buildings and groups in sensitive, historic ownership. (SPP 2014, paragraph 136) places. For the positive effects of investment in buildings and spaces within historic places to be long- According to the Scottish Government’s Planning term, it is necessary to sensitively maintain and Advice Note PAN71: Conservation Area Management, manage historic character. 2004, when effectively managed, conservation areas can anchor thriving communities, sustain cultural 30% of Scotland’s population resides in small towns heritage, generate wealth and prosperity and add to with a population between 2,000 and 20,000. Survey quality of life. results from 33 small towns, in 20 local authority areas, were included in the Scottish Small Towns Report The legislation and advice for conservation areas does 2007-2013. not seek to prevent development and change but is aimed at securing greater economic benefits from the The report found that run-down built fabric and historic environment whilst ensuring that it is cared for, inappropriate change to historic buildings has protected and enhanced for the benefit of our own and contributed to the economic decline of the towns that future generations. were surveyed.

The report led to a number of initiatives, one of which is to address the backlog of investment in the historic fabric and character of small towns in order to support economic regeneration.

There are examples across Scotland and Europe where heritage led regeneration has brought significant benefits to the economy and the environment and where attention to detail has been of great importance in achieving that benefit.

National Planning Policy

Scotland’s National Planning Framework 3 [NPF3] 2014 and Scottish Planning Policy [SPP] 2014 recognise that historic culture contributes to the economy, cultural identity and quality of life in Scotland. By encouraging maintenance and enhancement of historic places, the planning system can help make Scotland successful and sustainable and meet the The Star Hotel goals of national policy including ‘Valuing the Historic Environment’.

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Conservation Area Character Appraisal MOFFAT

View of High Street from Church Gate

Historic Environment Policy for Local Planning Policy character appraisals, and character Scotland appraisals with management plans, Dumfries and Galloway Local and the Historic Built Environment In May 2019 a new Historic Development Plan 2 (LDP) was SG. Environment Policy for Scotland formally adopted on 4th October (HEPS) was published. Its content 2019. Together these SGs support the should be taken into account overall vision for Dumfries and whenever a decision is being taken The Overarching Policies and Galloway Council’s region and the which will affect the historic policies of the Historic Environment range of policies within the LDP environment. Read it at the link sections, and accompanying text, which are concerned with the historic below. refer to the need for sensitive environment. management of historic assets. https://www.historicenvironment.scot/a Planning Guidance dvice-and-support/planning-and- Policy HE2: Conservation Areas, guidance/historic-environment-policy- sets out to promote an informed Planning Guidance is also provided for-scotland-heps/ approach to development within for a range of subjects. conservation areas which will result HEPS aims to deliver the vision of in sensitive design. It refers to the Both SGs and PGs are found on Our Place in Time, the 2014 Historic intention to publish supplementary the following page of the Council’s Environment Strategy, a high-level guidance in support of Policy HE2. website: 10-year framework for Scotland's historic environment. Supplementary Guidance https://www.dumgal.gov.uk/article/1703 4/LDP2-Supplementary-Guidance https://www.historicenvironment.scot/ar Supplementary Guidance (SG) chives-and- supports the adopted Local research/publications/publication/?publi Development Plan, LDP2. It cationId=fa088e13-8781-4fd6-9ad2- a7af00f14e30 includes formally adopted existing and new conservation area

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Conservation Area Character Appraisal MOFFAT

Moffat Conservation Area and westward to include an area of Future opportunities for Moffat was first established as a mainly 19th century residential regeneration and enhancement ‘burgh of regality’ in 1648, which development. The map on page 1 funding for Moffat, including the was confirmed in 1662. By the 17th shows the 1977 conservation area conservation area, will require century the small town had gained boundary. careful consideration of the quality an early reputation as a spa resort. of development and a focus upon The healing properties of the Purpose of Moffat Conservation sensitive restoration, repair and re- sulphurous waters of Moffat Spa Area Character Appraisal and purposing of historic buildings and brought people in relatively large Management Plan spaces. This document provides numbers. some of the information required by Change within a conservation area funding bodies who will assess The town developed primarily over is inevitable as the buildings and applications for financial support the late 18th and early 19th spaces within it may require and identifies where this support is centuries as a resort, its popularity adaptation to accommodate new best directed. growing considerably, following the activities and social needs. Being opening of the Beattock to Moffat aware of what contributes to the The guidance should also help branch of the Caledonian Railway, character of the conservation area everyone to consider how best to in 1883. is the first stage in managing maintain the fabric of their property change. in the long term. Moffat was largely redeveloped in the late 18th century and as a The guidance set out in this In order to identify where heritage consequence of those document is intended to support is at risk and draw attention to improvements very few buildings and encourage property owners potential for restoration, Historic dating from before this period and occupiers, businesses, the Environment Scotland has records survive today. However, despite Council and other organisations to of historic buildings which are being considered to be a planned make decisions which look after unoccupied and in declining town, much of the earlier street buildings and spaces within the condition: pattern appears to have been conservation area, in a manner that retained. Moffat possesses a retains or improves character and Buildings at Risk Register for variety of fine buildings, many of the condition of individual buildings Scotland. It currently includes four which are statutorily listed. and streets. It will also support the buildings in Moffat Conservation good design of new development Area but there are firm proposals for The 1977 Moffat Conservation Area and assist with the preparation and at least one of those. included the town centre, extending implementation of enhancement north-eastward to encompass proposals, when opportunity arises. parkland alongside Annan Water

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Conservation Area Character Appraisal MOFFAT

The main aims of this Conservation Implicit in this guidance is the Part Two: Area Character Appraisal and principle that Moffat Conservation Managing the Character Areas Management Plan (CACAMP) are: Area should be allowed to evolve and adjust sensitively to modern This section considers the • To identify and describe needs, as it has done over the management of the conservation the elements and themes that centuries. area and the challenges that must contribute to the area’s special be met to prevent the erosion of architectural and historic interest; The document is divided into two character. main sections as follows: • To describe how It also identifies initiatives and character and quality of the historic Part One: actions which have the potential to built environment should be History, Development and preserve or enhance the character. protected and enhanced, by General Character of Moffat preventing further erosion of Conservation Area character through small- scale inappropriate changes to buildings, This section covers the historical streets and open areas; development of Moffat with an overview of the conservation area. • To note the effects of It identifies the themes and key existing development within the elements which contribute to the conservation area boundary and character of the conservation area. the general physical condition of buildings, structures and spaces;

• To inform those Historic image of the Old Court House HES Canmore collection ref: 1723478 considering investment in the area in guiding the scale, form and content of new development;

• To assist in developing a management plan for the conservation area by providing an analysis of what is positive and negative, and the opportunities for beneficial change and enhancement or the need for additional protection and restraint; and

• To identify wider opportunities for enhancement.

This appraisal also highlights the pattern and style of architectural development of Moffat, as well as local details, traditional materials and methods of construction and appropriate maintenance techniques.

It considers the early origins of the town, its development from the 17th century; its changing role; the interesting streets, spaces and buildings from different time periods which together give the town its special historic character.

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Conservation Area Character Appraisal MOFFAT 2. HISTORICAL DEVELOPMENT

Regional Context

Situated in upper Annandale in the north west of The Local Development Plan for Dumfries and Dumfries and Galloway, Moffat has a settlement Galloway defines the settlement and town centre population of around 2,500 residents and is a bustling boundary and identifies a number of development town that draws large numbers of tourists and day opportunities for ‘housing’, ‘mixed use’ and ‘business visitors. Having developed mainly in the 18th century and industry’ uses. as a spa town, it is surrounded by hills to the north, east and west and located at the heart of the Moffat Hills Dumfries is established as the Regional Capital, and Regional Scenic Area. These positive qualities are Moffat is one of 16 District Centres – the level seen as a sound base for its economy, which is immediately below Regional Capital in terms of the principally tourism, agriculture and forestry. settlement hierarchy.

Archaeological Interest Although there are no known All of the area surrounding it has prehistoric or Roman sites within or significant potential for Moffat is in an area that was close close to Moffat Conservation Area archaeology. to a main route used by Roman there is always potential for finds armies moving northwards. A late from that era. Within the town, the site of the Old prehistoric settlement, possibly Parish Church, towards the south of contemporary with the Roman Auldton Mote, which lies to the east the conservation area at the Holm invasions, lies just outside the of the town, just outwith the Street/ High Street junction is Conservation Area off Ballplay conservation area is a Scheduled another area of high Road, at Meg Tod’s Mote, and Monument. It is a well preserved archaeological potential. This extensive prehistoric settlement motte and bailey and probably remains exist in the vicinity of the precedes Moffat as the original church is thought to have had close town. settlement from as far back as the association with early occupants of 12th century. Auldton Motte.

8 PUBLIC Conservation Area Character Appraisal MOFFAT Parts of the High Street and the More recent archaeological Dumfries and Galloway Council’s narrow tributary streets, wynds and remains are also of importance in Archaeology service should be closes that lead off it may also have understanding the past of individual contacted when development is archaeological remains of some buildings and places within and being considered within the importance from the redevelopment around Moffat including the former conservation area which involves of the town in the 18th century. railway station area. ground disturbance or alterations to These may survive in the ground buildings so that arrangements may around buildings or in elements of be made for effective monitoring, the existing buildings. Below: Archaeological map based on archaeological investigation and existing (1977) Moffat Conservation Area recording.

Early History forth through the area between the The presence of Auldton (i.e. Old years 80AD and 210AD. There are Town) Mote about a mile to the The topographical nomenclature of remains of Roman fortlets in north east of Moffat town centre is Moffat indicates an early Celtic evidence along this important route evidence of some settlement during population, the name of the town but not within the town itself. In this period or perhaps earlier. The itself being said to derive from Scots Upper Annandale, their chief motte was constructed by the de Gaelic ‘Am Magh Fada’ which remains are a series of large Brus family in the early 12th translates roughly as ‘the long marching camps east of Beattock, century, strategically placed to plain’. some for up to 20,000 men, and the exert control over access road which carried along the ridge northwards from Annandale. The Moffat is situated at the point where of the hills between Annan and castle was later occupied by the two major ancient routes through Evan Waters. Johnstone family. Scotland meet. Prehistoric forts and settlements surround Moffat, at From the 7th to the 9th centuries, Although the motte may have had Coats Hill, Ardenholm, Archbank the lands of Annandale were part of its own chapel, it was also and Auldton Hill. the Anglo-Saxon kingdom of associated with a small church, Northumbria, which came under the now known as Old Parish Church, The Roman road from Carlisle to influence of the British kingdom of the remains of which can be found the Forth and Clyde is a short Strathclyde. From 1020, all of the at the graveyard on the eastern end distance to the west of Moffat and lands north of the Tweed came of the present day High Street. the Roman army moved back and under the rule of the Scottish King. 9 PUBLIC Conservation Area Character Appraisal MOFFAT Over many centuries arable crops were replaced by livestock and through the 16th century Moffat became a town notable for its wool trade. It is surrounded by the old farm-sites of various noble families and Abbeys. Lochhouse Tower survives near the southern approach into Moffat and is still occupied.

Surviving buildings within the conservation area which are thought to be from before the 17th century include the core of the Black Bull Inn (reputedly from 1568) and the remains of the mediaeval Old Parish Church, of which only the rubble-built south gable still exists. Parish Church Graveyard

Remains of Parish Church Black Bull Inn

Below: 1929 Moffat general view mainly showing High Street and Eastgate

10 PUBLIC Conservation Area Character Appraisal MOFFAT 17th Century Moffat’s prime asset from the 17th The mineral wells [chalybeates] through to the 19th century was its and springs changed the fortunes Discovery of the Moffat Well in mineral waters, the consequential of this small upland village which 1632 by Rachel Whiteforde was the medical or therapeutic tourism, and began to expand rapidly. From the beginning of Moffat gaining and its upland location with good air in a mid-17th to the late 18th century growing its reputation as a Spa south facing sheltered valley. The during summer months, Moffat Town through the century. It was sulphurous and saline waters were became regularly patronised by formally declared a Burgh of regality used for both bathing and drinking professional, academic and in 1648 by the Earl of Annandale. and became widely thought to merchant classes, many from possess healing properties for skin Edinburgh’s New Town, along with The medicinal qualities of the conditions, rheumatism and gout. the landed gentry. sulphurous Moffat Well continued to be recognised and in 1657 the The 17th century discovery of The exchange of ideas and well was repaired and enclosed by Moffat Well was boosted by the discourse associated with the General George Monk (Monck) discovery by John Williamson of Scottish Enlightenment was while under the command of Hartfell Spa in 1748, while mining. developing across the nation. Oliver Cromwell. By the end of the From here, healing mineral waters “In spring there meet round the little century, Moffat was well- were drawn for drinking. The spa wells of Moffat a throng in their gayest established as a spa and visited cave has a ‘handed’ stone carved and brightest from society in town and regularly by the wealthy and plaque with the date 1748 with the country, sipping their sulphur waters fashionable. word ‘FORWARD’ and a winged and discussing their pleasant gossip… heart [of Robert the Bruce] which toilsomely travelled from far-off 18th Century remains part of the motto of the districts to taste the magic waters.” Douglas clan and Duke of Buccleuch. Extract from ‘The Social Life of Scotland in the Eighteenth Century’ by Henry Grey Graham

Below Left: James Tait map of ‘‘First protraction of the town of Moffat 1758’’ Right: Extract from Roy Military Survey of Scotland, Moffat 1747-1755

11 PUBLIC Conservation Area Character Appraisal Moffat hosted gentry and men of MOFFAT letters, including the Marquis of Annandale and significant, admired figures: Daniel Defoe; Reverend Dr Alexander “Jupiter” Carlisle; Methodist John Wesley; Sir John Clerk of Penicuik; architect Robert Adam; author John Home; philosopher David Hume; James Boswell; poet James MacPherson; the Dalrymple family, Earls of Stair; Welsh naturalist Thomas Pennant; and, the Scottish Baird, Robert Burns.

Some influential individuals met up Moffat House Hotel for conversations with Reverend Dr

John Walker who was minister of House and Archbald Moffatt House Moffat 1762 to 1783, a Church which date from 1723 and 1751 Moderator and Professor of Natural respectively both with much History, Edinburgh University. remodelling over the years. Parts

of other buildings may also have Despite its new popularity, the survived, incorporated into new roads to Moffat remained difficult buildings. but the reputation of the waters of the little spa town and visitor Although many sources consider numbers continued to grow. The the High Street to have been turnpike Act of 1751 helped to widened around 1771/1772. Roy’s Annandale Hotel (formerly King’s Arms) improve roads but Moffat remained Military map, 1747-55, which is Balmoral Hotel (formerly Spur Inn ) little more than a mountain pass thought to record the town before village due to the poor access and redevelopment by some twenty obstacle of easy transport. years, shows that much of the town

centre, including the High Street, In 1758 when John, the 2nd Earl may follow its earlier plan form. Hopetoun, became the curator of the Annandale estate, the first The High Street is spaciously laid surveys were carried out of land, out. Along its southern side there is farms, buildings and roads in and a series of closes, wynds and around Moffat. From the 1760’s streets at right angles to High onwards, road improvements were 19th Century Street, that follow the old burgage carried out. From 1762, the Earl’s plots and break some of the street Under the supervision of Thomas scheme of improvements rapidly frontage into narrow strips. Telford, road improvements in and dramatically changed Moffat central Scotland increased traffic and Upper Annandale. Plans were This period also saw the and trade to Moffat. Its popularity put in place for buildings, roads and construction of a house for the Earl as a resort and spa grew through new farming practices in and of Hopetoun (now the Moffat House the 19th century. The building around Moffat. There was a major Hotel) on the west side of the High activity in the town over this period programme of redevelopment Street and several other hotels included Moffat Baths on the west including changing river courses, including the Balmoral Hotel and side of High Street in 1827, served large scale planting and enclosure the Annandale (formerly the King’s by water, pumped from the Moffat of common land. From 1768, the Arms), reflecting the growth in Well together with an assembly buildings of Moffat town were popularity of Moffat as a spa town room (now the Town Hall). almost completely demolished and in the latter half of the 18th century. re-built. The opening of a railway in 1847 direct to nearby Beattock, which The buildings within the central was then extended into Moffat in core of the town known to have 1883, brought huge numbers of survived this period of visitors to the town, beginning a redevelopment are Hopetoun new phase of building. 12 PUBLIC Conservation Area Character Appraisal MOFFAT Several new hotels and lodging Visitors occupying many furnished in the size and quality of buildings houses were completed lodgings in the summer season, dating from the Victorian period. including the Buccleuch Arms doubled the population of the town. Maps of Moffat from 1860 and 1900 Hotel and the Star Hotel both in Many houses had letting rooms. By show significant expansion to the 1860, and the Bonnington Hotel the 1870s up to 2,200 visitors could south and east of the town centre, also in the mid-19th century. be accommodated. most notably, Moffat railway station The Star was built on a very which opened in 1883. narrow plot and is reputed to be The railways allowed Moffat to the narrowest hotel in Britain. become more accessible for travel to and from both Edinburgh and Glasgow, this status being reflected

Hopetoun House Archbald Moffat House

The wedge of land between Old primarily from the latter half of the part of the Hydropathic Movement Well Road, Eastgate/Well Road 19th century, including the 1860 in Scotland (1840-1940), was built and Ballplay Road saw Buccleuch Arms; 1886 Proudfoot close to Old Edinburgh Road on its considerable housing development Institute; and the late 19th century way to the Devil’s Beeftub. It and includes several buildings Glendyne House in Hartfell epitomised the spa heritage of which are now Listed. Some of this Crescent St Andrew’s Parish Moffat, providing water based area is within the conservation Church was built 1884-7 and St. therapy and healing when medical area. Mary’s United Free Church, 1890- theory and practice was going 2, (now converted to flats). through experimental phases. It Public buildings and churches was palatial, with over 300 within the conservation area date In 1878 Moffat Hydropathic Hotel, bedrooms, 25,000 visitors annually

Moffat Railway Station, closed 1964

13 PUBLIC Conservation Area Character Appraisal and was a major local employer. It greatly affecting the town’s MOFFAT was destroyed by fire in 1921, economy.

Above: Moffat 1860 1977 Conservation Area Boundary Below: Moffat 1900

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Conservation Area Character Appraisal MOFFAT 20th Century - Present Other 20th century buildings exist A small supermarket and a motel within the Conservation Area, for OS maps from 1900 to 1970 show were built on parts of the station site example there are Arts and Crafts further development south and east along with a petrol filling station on styled semi-detached dwellings at of the town, though change within the road frontage in different the north end of Academy Road. the current confines of the decades of the 20th century. The conservation area appears motel has been vacant for a Others, however, make a less incremental and relatively limited. number of years . positive contribution to architectural character, for example the two The railway station at the southern The principal change to Moffat over buildings, forming nos. 7 and 8 High end of the town closed in 1964 and this period has been a significant Street both of which have gables by 1970 the structures and area of housing development to the with modern detailed rooflines and buildings had been removed except east of the conservation area, most wide windows facing onto the High for a railway bridge, the open notably in the area between The Street either side of its junction with space named ‘Station Park’, a short Holm and Well Road. Church Street. section of platform and the station toilets. The former Moffat Academy is a In the west of the conservation building of note from the 20th area, on Annanside, Mearsdale The area once occupied by the century. The present main front Park and Reid Street, interspersed station became home to Moffat façade dates from the 1930s and with more traditional buildings, Woollen Mill with residual elements occupies a prominent position at there are many 20th century of the station remaining in the the end of Academy Road at its detached and semi-detached ground adjacent to the formal open junction with Edinburgh Road and dwellings which are not traditional space named Station Park. Beechgrove. in character, form or use of materials.

Moffat 1970 1977 Moffat Conservation Area boundary

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Conservation Area Character Appraisal MOFFAT

Local Development Plan

The current Dumfries and Galloway Amongst the Council’s main Large areas on the east of the town LDP identifies Moffat as a District planning objectives for Moffat is a centre and south of the new Centre in the Dumfries Housing stated desire to: secondary school have been Market Area and notes its strategic ‘‘Protect and enhance the earmarked for up to 250 dwellings. location near to the A74(M). conservation area, landscape Mixed use sites are identified: setting and dark sky designation to including the former station area Moffat Conservation Area and the sustain and encourage tourism for which is occupied by Moffat Woollen Moffat Hills Regional Scenic Area the benefit of residents.’’ Mill and the site of the former Moffat are put forward as important Academy where the Category ‘C’ considerations in determining The plan goes on to identify a Listed part of the school has been future development. number of sites where converted to residential within the development will be encouraged building and dwelling houses are to and areas of open space which are be developed behind it. protected from development.

Moffat Academy, now converted to residential flats

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Conservation Area Character Appraisal MOFFAT 3. TOWNSCAPE APPRAISAL

The Devil’s Beeftub Topography

Situated on gently rising ground straightened from its natural course turn leads past the former Moffat near to where the valleys of the in the late 1760s as part of the Earl Academy to Academy Road and Moffat and the Evan Waters (or of Hopetoun’s improvements. opens out into the High Street. burns) flow into the River Annan, Dating from around 1831, this Moffat is a picturesque and The town is sited on a dry gravel became the ‘new’ road into Moffat attractive town that is enhanced by bed above the level of the river. from Edinburgh, replacing the route the hills and countryside that The surrounding strata is principally along Old Edinburgh Road and surround it. greywacke, a hard coarse Beechgrove. The first part of this sandstone often referred to as approach has rising ground on each The name Moffat is thought to whinstone in many parts of side, up to Blacklaw Hill on the west derive from the Scots Gaelic ‘Am Scotland. It is a durable building and Gallow Hill on the east beyond Magh Fada’ which translates material from which much of the the river plain. roughly as ‘the long plain’, an apt town was built from the late 18th description for the town and its century onwards, though its Closer to the town, there are fields to environs. composition makes it unsuitable for the west, both pasture and playing most dressings. fields. To the east is Hope The district of Moffat contains some Johnstone Park recreation ground, of the most scenic hills and highest Approaches and Gateways with a stone boundary wall, hedge summits in the south of Scotland. and many mature trees, lying There are ranges of hills on three There are three main gateways or between Beechgrove and sides – west, north and east – with entrance points into the Moffat Edinburgh Road. The spire of St the more significant scale hills to the Conservation Area. Mary’s Church is occasionally north-east. visible above roadside buildings but The first of these is on the approach the buildings of the High Street only from the north west, where the The River Annan currently forms come into view when turning the A701 crosses the River Annan and the western boundary of part of the corner at Moffat Academy into becomes Edinburgh Road; this in conservation area, having been Academy Road. 17 PUBLIC Conservation Area Character Appraisal MOFFAT From the south end of High Street, Once the eye reaches the older The approximately north-western Dumfries Road (A701) enters from buildings of Churchgate where the approach from Beechgrove forms a the south-west, running alongside road rounds the corner the view continuation of Academy Road and level pasture to the east and gently leading into High Street is of connects Moffat with the old sloping fields to the west. It leads attractive buildings, monuments suburban hamlet of Havannah into Churchgate between a wide and trees. From this approach, in along the old route to Edinburgh. verge and an avenue of mature the distance, the backdrop to the The eastern side of the road is trees on the west and Station Park town is Gallow Hill on the east and characterised by detached on its eastern side. Blacklaw Hill on the west. dwellings set back behind front gardens and then terraces along The road bridges the River Annan From the east, the approach is via the back of the pavement. Some of just south of Station Park, almost Carlisle Road (A708) through The these are fine villas dating from the imperceptibly, with a very simple Holm. 19th century. There are also many bridge parapet. There is an open modern dwellings in large plots. car park and mixed trees on the This route variously runs alongside north-west side and the stone areas of housing and open space. Behind the buildings on the eastern boundary wall of Station Park on side the land rises steeply. The On the south side the school and the south-east side. open area of land within Hope caravan park are sited in open Johnstone Park dominates the view parkland; where there is a strong Station Park has decorative metal on the west side of this approach. entrance gates opening into formal line of mature lime trees along the southern road edge and a lawns and a large pond. There are a number of minor, more continuous stone wall. At Millburn local approaches from the tributary From Churchgate the road joins the Bridge the road joins Holm Street. streets downhill from the east and High Street, where St Andrew’s uphill from the west that open onto Church features as a strong There is a mix of age and height of the High Street or Academy Road. positive focal point along this housing and other buildings along Eastgate is one of these, a side approach this route. The tower of St Andrew’s street of considerable importance. It Church is the most visible high leads into Academy Road at a sharp The park toilets, the petrol station building although tall features on angle, running from the head of Well and the former motel which is in other buildings can be glimpsed. On Street via a route at the back of, and poor repair are of modern this approach, in the distance, the almost parallel to, High Street. Well incongruous design and are backdrop to the town is the hills Street carries on upwards and detrimental to the view on this either side of Moffat. northwards in the direction of Gallow approach. Hill via Old Well Road.

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An oblique aerial of Well Road and Haywood Road, taken facing south-east.

Street Pattern largely the product of the latter half number of very narrow buildings of the 18th century. The influence facing High Street and narrow front Despite redevelopment of Moffat of mediaeval land ownership to back building widths on the taking place from 1768 to 1790, patterns is clear in the plot shapes secondary streets. The Star Hotel comparison of town maps before with many narrow frontages onto is a particularly striking example of and after this period indicates that High Street, especially on the a narrow plot. the pattern of the town centre and southwest side. James Tait’s 1758 at least some of the original streets protraction map documents this. There is a concentration of narrow and thoroughfares have largely tributary streets grouped either survived. The two main streets or These plots have subsequently side of High Street at its southern entrances to High Street from the been modified and expanded by end. This important and particular south retain their positions as further development throughout characteristic of Moffat needs to be shown on Roy’s Map of 1747-55, the 18th and 19th centuries. The preserved when development or as does Beechgrove to the north. introduction of some larger plots change is proposed. In addition, Well Street appears to created more variation and a occupy the same position shown change to the grain of the little town Only two buildings in the town on James Tait first protraction map, centre. centre are understood to have thought to date from no later than survived the 18th century period of 1790. Many of the building plots between redevelopment and rebuilding:- the secondary streets off High Hopetoun House and Archbald Moffat Conservation Area contains Street, such as between Church Moffatt House, both in Academy a range of plot patterns reflecting Street and Rae Street on the west Road, where the plot sizes and different periods and types of side and Well Street and Star shapes are largely unaltered. development. Street on the eastern side are rather narrow where the plot widths This period saw the creation of a During the main period of no doubt reflect earlier feu large plot for the erection of Moffat development much of the town patterns. This has resulted in a House, now Hotel, (1762-66), for centre was rebuilt. High Street is the Earl of Hopetoun on the west 19 PUBLIC Conservation Area Character Appraisal side of High Street, followed by a the conservation area on Ballplay Plot Pattern MOFFAT series of large hotels or lodging Road. It includes large villas, set houses, including the Annandale back a little on rising ground above Moffat Conservation Area contains Hotel (1762-1766) and the the road behind stone walls and a range of plot patterns reflecting Balmoral Hotel (c1785). The sizes hedges. different periods and types of and settings of these new buildings development. The main period of introduced change and variation in There are many 19th century villas development dates back to the 18th the plot pattern of High Street due to of note outside the conservation century, during which much of the their scale and proportion relative area, particularly along Old town centre was rebuilt. Despite to the earlier feudal plot sizes. Edinburgh Road and Ballplay almost wholesale rebuilding, this Road. appears to have largely followed The change in plot size continued original plot or feu patterns - during the 19th century with further Larch Hill House is off the western evidenced in part by James Tait’s large buildings being developed on side of Old Well Road, outside the first protraction map of 1758 (see generous plots. In the 19th century 1977 conservation area boundary. Plot Patterns) – and subsequently and into the early 20th century It is set in an 8 acre plot which modified and expanded upon by more development took place includes one of the wells within its further development throughout the away from the town centre. Much grounds that gave Moffat its fame 18th and 19th centuries. of this was linked directly with the and prosperity. reputation of the town as a spa Hopetoun House and Archbald resort either as hotels or large Some areas have been looked at to Moffatt House survived the 18th dwelling houses. consider whether they should be century redevelopment. Moffat included within the boundary of the House was the first large plot on the This suburban development conservation area, where they are west of High Street, built 1762-66, comprises mainly large detached relevant to the development of and along with the Annandale Hotel villas dating from the 19th century, Moffat and reflect similar character and Balmoral Hotel introduced a often set within relatively large but in terms of plot pattern. This is given change in the pattern of plot scale regular plots. Many are individually further consideration later in the and proportion in High Street which designed buildings and some are document. continued during the 19th century. statutorily Listed. There are also more closely grouped 19th century dwellings on the eastern side of Beechgrove. Many of the Victorian dwellings are in the conservation area.

This pattern of development continues just north of Beechgrove on the eastern side of Old Edinburgh Road. On the western side of Old Edinburgh Road beyond the 1977 Moffat Conservation Area boundary, there is a much more varied range of plot sizes being a mix of modern and 19th century buildings, many are set back from the road into fields or irregularly positioned along the road. The densest development is the group of buildings which were formerly the stables of the Hydro Hotel.

Well Road, in the north-eastern side of the conservation area, exhibits a pattern of development very similar to Beechgrove and Old Edinburgh Road, and this character Above: Moffat aerial view, 1929 continues outside the boundary of 20 PUBLIC Conservation Area Character Appraisal Moffat Baths, (c1827) now the MOFFAT Town Hall; the Buccleuch Arms Hotel (c1860); the Star Hotel (c1860); and the Bonnington Hotel (mid-19th century) reinforced the large plot pattern.

Many of the streets off High Street, such as Well Street, Church Street and Eastgate, have rather narrow plot widths which reflect in large part the earlier feu patterns.

Suburban development outwith the town centre but within the conservation area is mainly 19th century, large, detached villas often set within generous, regular plots.

Although not within the 1977 boundary of the conservation area, Moffat from above, 2011 Larch Hill House is notable amongst these. It is set within an At the north-western end, Hope The most used open space in the irregularly shaped plot of almost 8 Johnstone Park and Beechgrove town is Station Park, which is the acres where one of the wells is Recreation Ground includes open principal recreation area in Moffat found that gave the town its fame parkland enclosed partly by a stone which was not within the boundary and prosperity. wall, hedges and railings, with a of Moffat Conservation Area in sports barn, formal outdoor playing 1977. It is important as a district Open Spaces surfaces, areas of grass and facility as it provides entertainment mature trees which give a for many ages and abilities with Open space is an essential part of landscaped tone to the wider area attractive, formal gardens; a the character and amenity of a of Beechgrove and the Edinburgh boating lake; an 18-hole putting conservation area, whether Road edges. green; a pavilion; decorative planned or not, providing the setting entrance gates and planting beds; for, and backdrop to, individual The significance of this space has many large scale trees; and, buildings and groups of buildings been considered and its importance modern public toilets Station Park and forms breaks in the built within the conservation area and to has retained its original character environment. Moffat has a number its wiser setting has been from the late 19th century when it of areas of open space which recognised. was commissioned as a ‘pleasure provide both visual and ground and pond’. recreational amenity, contributing On the approaches from the east, significantly to views into and out the parkland setting of the new Furthermore, it provides an from the conservation area. academy and one significant essential link to the railway history smaller recreation ground on the of Moffat. When the railway line At the north-western end, Hope north side of the road provide open closed in the 1960s, the station and Johnstone Park and Beechgrove settings for parts of the town on the goods shed were demolished but Recreation Ground includes open edge of the conservation area. In the remains of the railway line and parkland enclosed partly by a stone these spaces, or on their parts of the station including an wall, hedges and railings, with a boundaries, there are trees in embankment, abutments of the sports barn, formal outdoor playing groups which are important locators railway bridge, a short section of surfaces, areas of grass and for the open areas and which platform and the station toilets near mature trees which give a contribute to the quality of the open the platform end have all survived landscaped tone to the wider area space and the general setting of in and around Station Park. of Beechgrove and the Edinburgh Moffat. Road edges.

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The importance of this space in Other open spaces in the centre of area is at risk of flooding from the relation to the character and town include the church grounds at river and from the deposit of amenity of the town and the St Andrew’s Parish Church and the surface water from the eastern side. backdrop it provides to the built Old Parish Churchyard cemetery, The fields are therefore an features is recognised by the which sits within a roughly important part of water community and it is proposed that rectangular walled enclosure and management for the town. A flood it becomes part of the Moffat contains many 18th and 19th report was carried out for Moffat in Conservation Area. century tombstones, including a 2018 and flood mitigation plans may stone in memory of James Loudon come forward in the future. The wide High Street has an open Macadam, the well-known and space down its centre and while it highly influential civil engineer. This area has been considered in is not grassed and is mainly used respect of its contribution to the as a car park it includes a space for On the east side of High Street character of the Moffat the war memorial and a second between the River Annan and the Conservation Area and it is thought space for the statue of the Moffat built edge of the town there are that it provides very little other than ram. There are many trees which level sports fields and an area of openness between the built edge are regularly pollarded so that they informal parkland west of the rear and the river. The parkland area do not reach full canopy, thus of Moffat House Hotel The mature has a number of mature deciduous limiting their impact. It is an trees in part of this area are trees but many show signs of storm important space important to the setting of Moffat. damage and they are at risk of permanent loss with no succession within the conservation area in However, the sports field area has planting taking place. However, it respect of the setting of buildings in little landscape interest. Due to its continues to provide an important High Street and views into and proximity to the River Annan, the setting to Moffat House Hotel and through the conservation area. presence of natural springs and the west side of the conservation man-made drainage channels, this area.

Green Areas Map. Ordnance Survey Licence number 100016994 Key: Green areas - protected open space Pink line - 1977 conservation area boundary

.

22 PUBLIC Conservation Area Character Appraisal Views and Landmarks views along the very wide High view is terminated by the categoryMOFFAT Street. To the south the vista is ‘C’ Listed former Moffat Academy. The Moffat Conservation Area terminated by the category ‘C’ The narrow streets, closes and contains many views into, through Listed former Bank of Scotland. To pends which lead off either side of and along the main streets. the north, High Street narrows to High Street provide contrast to its Principal amongst these are the become Academy Road, and the width.

View from High Street looking west Dickson Street (looking east) Dickson Street (looking west)

On the west side of High Street Black Bull Inn where the road turns However downhill on the streets there are views to the hills and abruptly northwards into High Street and roads there are vistas of both countryside beyond, while those on and the view opens up. the town and the wider countryside. the east provide access to and Activities and Uses glimpses of the thoroughfares and Moffat lies in a river plane with hills buildings, behind which slope hill to on the west, north and east. In the Moffat has a rich and varied mix of the east. north- east the hills rise highest and properties in commercial, are located within the Moffat Hills residential and public use; more Key landmark buildings in High Regional Scenic Area. There are than might be expected in a town of Street include the Town Hall, Old views to the hills and countryside its population and physical size in Court House, Star Hotel, from various vantage points within Dumfries and Galloway, or indeed Annandale Arms Hotel, Buccleuch the conservation area. in the wider area. Arms, Moffat House Hotel,

Residential expansion from the Bonnington Hotel, Arden House This in large part is a reflection of its and the Old Bank of Scotland 19th century onwards has also historic reputation as a spa town. It building. resulted in a number of very continues to be a popular visitor interesting buildings away from destination particularly as a At its southernmost end, the High High Street. stopping place for day trippers and Street divides to become coach parties and, more recently, Churchgate and Holm Street. These include amongst others the with walkers. Tourism has Churchgate is dominated by the category A Listed Sidmount influenced the uses and activities of Category ‘A’ Listed St Andrew’s Cottage; B Listed Larch-Hill and B land and buildings within the Church before it carries on past Listed North Park, Merlewood and conservation area, as has Station Park to become tree-lined High Woodlands on Haywood residential expansion from the 19th and rural in character. The Road. century onwards; its role as a approach to the town centre District Centre within a large rural through Holm Street from the east Many of the Victorian suburbs have hinterland is a further factor. has a mix of low rise housing before walls along the property boundaries the view terminates at the B Listed and mature trees which restrict the views to some degree. 23 View of Moffat from A701 PUBLIC Conservation Area Character Appraisal MOFFAT

Commercial activity is naturally However, despite a superficial multiple parking between. As centred on the impressive High appearance of relative prosperity, referred to in more detail later, Street and also on Well Street, long term decline in visitor numbers scope exists to broaden the range which is directly off it. In 2019 combined with the shift in fortunes of uses and activities this large and there were 49 commercial premises experienced by many rural towns, impressive space is put to in the on High Street trading and 22 has seen a number of vacant future and in doing so enhance the shops trading on Well Street. commercial properties emerging in attractiveness of the town centre. Moffat’s history as a tourist and around the High Street over attraction means that hotels, pubs, recent years and a decline in the Residential use predominates cafés and gift shops feature condition and appearance of many immediately outwith the High prominently within the town centre. others. Street, peppered here and there The High Street also continues to with commercial or public buildings. serve the local community with a Moffat’s wide and impressive High These evolve quickly from denser, pharmacy, butchers and bakers Street has regrettably been almost more compact and often older and the facilities in the Town Hall. entirely given over to vehicular use, houses and cottages within the with four lanes of two way traffic and central core to larger suburban villas beyond.

24 PUBLIC Conservation Area Character Appraisal MOFFAT Notable public buildings here, the area, including St Andrews Hope Johnstone Park and playing either current or former, include the Parish Church in Churchgate, The fields. The 19th century pleasure Proudfoot Institute in Mansfield Episcopal Church of St John the grounds of Station Park are just Place, the former Moffat Academy Evangelist in Burnside and St outside the 1977 boundary of the in Academy Road, and the Old Well Luke’s in Mansfield Place. conservation area, are popular with Theatre in Old Well Road. There Recreational uses within the residents and visitors. are also a number of churches in conservation area take place in

Shopfront on Well Street Former ‘Pringle’ shop on High Street Vacant shop on High Street

Architectural Character This subdivision is based on the greater detail in Section 4. The rebuilding of Moffat during the predominant architectural character 18th century and its status as a and the location relative to the High The character zones are:- resort and a railway town over the Street, the main through route Zone 1: The main thoroughfare - 18th and 19th centuries is linking the northern and southern High Street, Academy Road and exemplified through the approaches to the town. Churchgate. prominence of buildings from those eras and define its overall Off the High Street, the tributary Zone 2: Tributary streets leading architectural character. However, streets are narrower with relatively to High Street - Well Street, different parts of the town and the homogeneous plot sizes and a Church Street, Eastgate, Mansfield conservation area show specific continuous building line, while Place, Holm Street patterns of architectural form and outlying suburban villa houses are development relating to their main commonly set within garden Zone 3: Suburban villas – use, age and location within the grounds. Beechgrove and Old Edinburgh town, and the appraisal area can be Road; Well Road, Hartfell Crescent, broadly separated into three distinct Each character zone is briefly Haywood Road, Sidmount Avenue zones. described below but considered in and Old Well Road.

Map identifying three main architectural character zones

Character Zone 1 – Main Thoroughfare

Character Zone 2 – Tributary Development

Character Zone 3 – Suburban Villas

1977 Moffat Conservation Area boundary

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Conservation Area Character Appraisal MOFFAT Character Zone 1: Main Character Zone 2: Tributary thoroughfare - High Street, development - Well street, Church Academy Road and Churchgate Street, Eastgate, Mansfield Place, Holm Street

High Street is very wide. The width In contrast to the wide High Street, includes a central space; and along the tributaries off the main either side of the street are many thoroughfare are generally narrow individually prominent buildings and winding. The plot width is also facing onto that space. The building narrow and the building line line is staggered; the buildings vary continuous, making this part of the in scale and architectural style; town considerably denser and more there are varied roofscape heights compact. This is linked to the with open views to the hills beyond. mediaeval feu pattern that appears to have survived the redevelopment of much of the town centre.

View on Eastgate showing the street frontages

Star Hotel on High Street, 1860, which is considered to be the narrowest hotel in Britain

Well Street Below: Woodlands Villa on Haywood Road

Character Zone 3: Suburban villas – Beechgrove, Well Road, Hartfell Crescent, Haywood Road, Sidmount Avenue, Old Well Road

The expansion of the town to accommodate the increasing number of wealthy visitors combined with its growth as a commuter town led to numerous suburban villas being built in areas outwith the town centre from the early to the late 19th century. These vary in scale and architectural form but often possess style and detailing of some quality; many are listed or stand out as being individually significant.

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Conservation Area Character Appraisal MOFFAT

Late Victorian style suburban Villa on Hartfell Crescent

Key Buildings

1. MAIN THOROUGHFARE High Street:

Town Hall – Category B listed, 1827

Built as the Baths Hall for Moffat Spa, this single-storey, seven-bay classical front building has graded whinstone walls with red sandstone dressings. The entrance at the north sits under a columned and pedimented portico and these Above: Moffat Town Hall Below: Moffat House Hotel proportions are reflected in the pilasters to the central and southern bay with a steeply gabled central pediment bearing the date above. The rear additions are both single- storey, rubble-built with slated roofs. Renovated in 2012, the main vision for the project was to focus on making the Town Hall a flexible multi-use facility for the residents of Moffat and beyond.

Moffat House Hotel - Category A wings and perpendicular two-storey There is a band course above listed, 1762-5 pavilions with semi-elliptical ground floor, an eaves course and carriage arches. Built of neatly a cornice. The piended platformed This Neo Palladian style hotel was graded courses with ashlar roof also has two tall banded ashlar built by John Adam for the Earl of dressings, it also has a finely stacks and a dormer to the south. Hopetoun. It is set back from the detailed central entrance and 12- street behind an entrance court, and pane sash windows with moulded is flanked by adjacent single- storey architraves

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Old Court House – Category B listed, 1772 with later additions.

The Old Court House is a low two- storey building with pedimented gable to High Street and four-bays facing Well Street. It has a coursed painted whinstone gable end and long rubble elevations with ashlar dressings. The ground floor shop additions date back to 19th century. Details include a bulls eye window at the pediment and the clock tower. The tower has been lowered and a pyramidal slated roof added. The bell dates back to 1660 but the original clock was replaced at a Old Court House later stage. The building was also a prison and had the schoolhouse on the first floor.

Arden House – Category B listed, c1860

This former British Linen Bank has a two- storey symmetrical façade of polished, red sandstone ashlar has three wide bays and classical details. The central bay has a recessed door set behind a doorpiece of Corinthian columns and pilasters, with a similarly detailed window above. The outer bays Arden House consist of tripartites on each floor set in shallow linking panels and ground Star Hotel floor windows with apron panels. Other detailing includes a plinth and moulded cill band to first floor as well as entablature, parapet and corniced end stacks.

Star Hotel – Category C listed , 1860

The Victorian styled Star Hotel was built in 1860 and is considered to be the narrowest hotel in Britain. This three- storey building has a narrow three-bay frontage and polished red sandstone ashlar with rendered flanks. The original balustrade is missing and steps have been altered. The central three-storey canted bay also has a panelled parapet detail and four window openings. Other details include narrow flanking windows, a hood-moulded bipartite and star shield in gable head. 28 PUBLIC

Conservation Area Character Appraisal MOFFAT Annandale Arms Hotel (formerly King’s Arms) – Category B listed, 1762-4

The hotel is a 3-storey building, with basement and attic, and a symmetrical 5-bay façade with painted coursed whinstone and ashlar dressings. The central entrance has an early 19th century addition, with paired Doric columned doorpiece and modern canopy inset. All windows are set in moulded architraves, with cill course and corniced eaves course. The gabled slated roof has straight skews, Annandale Arms Hotel scrolled skewputts and end stacks with piended dormer additions. The building has two rear wings and flanking courtyard with a Doric pilastered doorpiece to the south wing and modified venetian windows to the north wing.

Buccleuch Arms – Category B listed, late 18th century-early 19th century (with late 19th century addition)

The hotel is 3-storey and has a 4-bay front. Mainly rubble masonry with sandstone dressings. All windows are bipartite with chamfered reveals corniced at ground floor. Other details include segmental pediments at 1st floor level and corbelled cill course to 2nd floor with finialled gablet heads. There are 5 shields between 2nd floor Buccleuch Arms Hotel windows and pilaster quoins. The roof is gabled and slated with end stacks.

Bonnington Hotel - Category B listed, 1860

3-storey, 3-bay fronted building with painted coursed whinstone with contrasting dressings. There are two pilastered shopfronts (one altered) and central hotel doors, with a continuous cornice above. Other details include 3 pilastered tripartites on the 1st floor with fine incised decoration to their block pediments. The windows on 2nd floor are grouped in pairs of 2, with 3 pairs of windows overall. Above, them is an eaves band with cornice, polygonal Bonnington Hotel stacks and a piended slate roof.

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Conservation Area Character Appraisal MOFFAT Former Bank of Scotland building - Category C listed, c1875 Former Bank of Scotland Building (on the right)

This large 3-storey Scottish Baronial bank building sits at the very south of the High Street. Main materials are asymmetrical, snecked whinstone with ashlar dressings and long and short quoins. The main elevation contains paired crow-stepped gabled bays to east, corbelled above the ground. There is a 2-storey angle turret corbelled above ground and first floors with conical roof. The elevation to Church Gate is asymmetrical, with two crowstepped gabled bays and a main entrance which is linked by a panelled roof.

Churchgate:

Black Bull Hotel – Category C listed, 1568

Thought to date from the 16th century, it claims to have been established in 1568. Black Bull Hotel 1964 The external appearance suggests that it dates from the 18th century but it might contain earlier fabric. It has been much altered, especially in the 19th and 20th centuries. It is mentioned in late 17th century records and local tradition says that there was an inn on this site from 1586.

It is a 2-storey building with attic, asymmetrical 6-bay front and extensive 19th century rear wing. It is rendered with contrasting margins, pilastered door piece and two bipartite box dormers in a gabled, slated roof with end stacks. There are now 5 windows at ground floor, one formerly being a door opening.

St Andrew’s Parish Church St Andrew’s Parish Church – Category A listed, 1884-7

Impressive church in Early English style by John Starforth; mostly squared rubble- faced red sandstone with a tall central tower flanked by bowed circular stair turrets and corbelled, castellated and pierced parapet. It is the largest parish church in south-west Scotland with a richly carved entrance and wide interior with galleries on slender iron columns. It has striking stained glass windows. It has 5 bays with octagonal angled piers rising to finials. It has paired windows at ground level and triple to the gallery. It has recently undergone major repairs.

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Conservation Area Character Appraisal MOFFAT

Academy Road:

Hopetoun House - Category B listed, 1723

Three-storey and attic house with symmetrical three-bay front, stuccoed and lined as ashlar with contrasting margins, including the central door. The roof is gabled and slated. Many interesting details survive in the interior including fully panelled floor to ceiling walls from the 18th century.

Hopetoun House Moffat Academy - C listed, 1932 with several later additions.

A significant building by John R Hill, this is a 2- storey, 15-bay, former school with abstracted classical detailing to a symmetrical front elevation. It has polished red sandstone channelled ashlar dressings with squared, snecked whinstone and giant pilasters at the end pavilions and side elevations. Later additions include the three-bay pavilion and slightly advanced three-bay central section with a small pediment. Later 20th century additions were Moffat Academy

added to sides and rear and were made from red

brick but are now painted. The school closed in

February 2010 and has now been converted to

residential flats. St. Mary’s United Reformed Church

St Mary’s UF Church - Category B listed, 1892-3

Designed by architect David Burnie, this French Gothic style church was built in whinstone with red sandstone dressings. It features a nave, north and south aisles, shallow transepts, a tall two-stage tower with faceted spire at north west and a canted stair compartment. The gabled west end has octagonal angle piers rising to pinnacles, with outer and central shafts rising to a parapet, where they support gargoyles and a triple light in the gable with an apex finial. The interior features a gallery with panelled front which is supported on cast-iron columns. The church was converted to flats in 2007.

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Conservation Area Character Appraisal MOFFAT Archbald Moffatt House - Category B listed, Archbald Moffat House Main Elevation 1751

Two-storey house plus attic and outhouse, with three-bay front and cherry-caulked whinstone rubble walls, clay and lime mortar, red sandstone dressings and a pitched slated roof. The house was built for Archbald Moffatt, Kirk Elder (from 1748) and linen weaver (established 1744) and is thought to be one of only two buildings within the town centre to have escaped C18th redevelopment. Its original thatched roof and skews were removed in 1851, along with its former wheelstair and the original L shaped plan footprint was altered. The 1857 OS map shows that the house occupied the same footprint as it does now.

2. TRIBUTARY DEVELOPMENTS The Duka building on Well Street Well Street:

The Duka building (15-17, Well Street) Category B listed, late 19th century

This Scottish Baronial two-storey and attic building is built on a curve and consists of a four-bay front with squared rubble and ashlar dressings. At ground floor there are two central doors with shouldered heads and a segmental arched head under a finialled cornice. Details include a corbelled circular turret, outer bipartites and inner single lights under a stepped hood-mould at first floor. There are two crowstepped gables with Jacobean detailing and a centre bay with a conical fish-scale slated roof, capped with a statue of Robert the Bruce. The end gables are crowstepped with stacks and a slate roof. 11-13 Well Street

11-13 Well Street - Category C listed.

Two-storey five-bay front building with late 19th century re-fronting. There are two shops at ground floor, with central door to upper storey, triglyph frieze and cornice. First floor windows (2-5-2-5-2) are made in timber framing, where each group is divided by pilasters. Above there is a bracketed eaves cornice and a pitched slated roof.

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Conservation Area Character Appraisal MOFFAT

Mansfield Place:

Proudfoot Institute - Category B listed, 1886 with later 19th century additions.

Designed by architect Campbell Douglas and Sellars, the institute is a two-storey asymmetrical building with snecked, squared rubble and polished ashlar dressings. The front entrance projects with an arcaded portico. Both the gable to the east and the large octagonal bay have alternating pediments to the ground floor windows, round heads to the first floor, and oculi inserted into the parapet, dome and arcaded cupola. The east elevation consists of a broad three-window advanced gable with scroll skewputts and round-arched windows. The slated pitched roof features two large ridge vents. The building recently underwent a programme of repairs and restoration. The original railings are missing.

Above: Proudfoot Institute 3. SUBURBAN VILLAS

Hartfell Crescent: Below: Claremont and Westwood House

Claremont and Westwood villa - Category B listed, late c19th

Pair of two-storey and attic handed houses, forming a six-bay symmetrical front constructed from cherry-cocked whinstone with pointed ashlar, along with moulded dressing details, and both long and short quoins.

Each house contains a central door under the gable head. Inner and outer bays appear slightly advanced and also gabled. The outer bays consist of canted windows at ground level and tripartites above. Other details include finials to the gables and three pairs of pyramidal gate piers and a boundary stone wall separating the Below: Hartfell House property from the street. The roofs are all slated.

Hartfell House - B listed, late C19th

The house is a villa, with two-storeys and attic, as well as an asymmetrical three-bay front. It is constricted of whinstone with ashlar dressings and long and short quoins. The main door sits under a hoodmould with bipartite above in the advanced central gabled bay. The gable to north-east is recessed with a two-storey canted window. The south-west bay is also recessed with a single-storey gabled porch in re-entrant angle. The house also features finialled gables and a slated roof. The original railings are missing.

33 PUBLIC

Conservation Area Character Appraisal MOFFAT Beechgrove:

Beechgrove Buchan House - Category B listed, mid C19th century

Two-storey and attic, three-bay front house with an advanced bay and painted rubble with contrasting ashlar chamfered margins. The focal point of the façade is a central door and a bipartite under the veranda which runs the length of the building. It has a decorative cast-iron balustrade and uprights supporting a swept cast-iron roof, partly crested. The bracketted eaves are also cast-iron. The slated roof consists of one bipartite and a modern box dormer. The projecting north bay is also tripartite.

Buchan Guest House Sidmount Avenue:

Sidmount Cottage - Category A listed, 1836.

This cottage is a single-storey villa, with a symmetrical three-bay front and advanced, pedimented, central entrance bay. The courses are neatly graded, with painted ashlar dressings. Other details include a pilastered door piece, flanked by the tripartites with chamfered reveals, apron panels, and lying-pane glazing. The south elevation has a tripartite window at west end and a recessed veranda with some original cast-ironwork. The piended pitched roof has been re-covered in modern grey tiles and retractable canopies have been installed over the windows.

Above: Sidmount Cottage Haywood Road: Below: Woodlands, Haywood Road Haywood Road Woodlands - Category B listed, c1875

Large, irregular plan, Scottish Baronial villa, comprising 2-storey with attic. It is constructed of snecked rubble with polished ashlar dressings and quoins, painted at the rear. The east elevation has two outer, advanced crowstepped gables with a corbelled turret, a 2-storey circular tower, and crowstepped gablets to the end bay. The building has a re-entrant porch and four- light canted windows to the south bay. The west elevation comprises two outer crowstepped gabled bays, a central door with side lights, blocked margins to the windows, a two-storey projection stepped into the gables and a slate roof.

34 PUBLIC Conservation Area Character Appraisal MOFFAT Building Materials

Traditional Building Materials The walls of many older stone buildings in the town have been The slates are laid in diminishing Given the historic nature of the harled or rendered and painted. courses as the Scottish traditional majority of properties in Moffat Most of the render is modern, practice. Some sources suggest the Conservation Area, traditional cement-based, smooth, flat render slates came from Lancashire, materials predominate. which is largely impermeable. As a Cumbria or North Wales coinciding result of entrapped moisture and with the arrival of the railway, though The most prominent building lack of breathability it can cause other evidence points towards more material is stone. Most, though by long term damp issues. local sources. no means all, of the older traditional buildings within the Traditional mineral paints and lime Some properties appear to have conservation area, including those washes were used on many stone been covered in whole or part using in the town centre, have external elevations and this is a positive Welsh or in some cases imported walls constructed of local grey- feature of the townscape. Chinese or Spanish slates. green whinstone with red sandstone However, some of the modern dressings from quarries in paints used more recently to repaint Roofs covered with historic Dumfriesshire, which used together inhibit the permeability traditional material other than slate provide an attractive visual (breathability) of the stone and lime are relatively few. The most contrast. A prominent example mortar walls and contribute to prominent is the Proudfoot Institute in within the High Street is the Town damp-related deterioration of the Mansfield Place, which features a Hall, while elsewhere in the masonry. This is having a negative projecting octagonal corner tower conservation area examples effect on the condition and with a lead-covered domed roof. include Claremont and Westwood appearance of some buildings and Villa and Sidmount Cottage. increases the maintenance burden Traditional timber doors and on owners or occupiers in the windows thankfully still exist in most Buff or yellow sandstone is also longer term. buildings within the conservation present, though to a much lesser area, though as noted below a good extent. This relative scarcity is may The Category B-listed Archbald many, particularly within the town be due to the need to import this Moffatt House in Academy Road is centre, have had these replaced in stone from outwith the area and the a good example of a building where modern uPVC or aluminium. This consequent cost and difficulty in the condition and appearance has similarly applies to shopfronts; doing so. Examples include the two been significantly improved by regrettably the majority of these have late 19th century buildings Hartfell removing modern paint from the been replaced with modern House and Glendyne House in masonry to expose the original alternatives, though some good Hartfell Crescent. stonework below. examples still remain.

Brick also makes an appearance or The great majority of buildings in Managing the use of materials in the has been used to construct or the conservation area have pitched conservation area requires careful extend several buildings in the slated roofs, though the type and selection and good workmanship so town. The Balmoral Hotel, which pattern of slating varies that the building techniques are dates from c1765, has harled significantly. A good number of replicated accurately where required. brickwork walls; another example is buildings are covered with what the Bonnington Hotel, dating from appears to be West Highland or In some cases, contrasting materials the mid- nineteenth century, in locally sourced slates, though will ensure that the existing historic which the rear wing comprises others have slates that are traditional techniques are showcased exposed brickwork. somewhat larger and thinner. rather than poorly copied in new development or extensions. Several other more modest examples of the historic use of brick may be found in the town centre and elsewhere in the conservation area, such as in Star Street, though local stone is by far the predominant walling material in Moffat. 35 PUBLIC

Conservation Area Character Appraisal MOFFAT

Limetree House on Eastgate Eastgate

Modern Building Materials

conservation area including, for Some examples of good quality A considerable number of properties example, those in Reid Street and cast-iron from the late Victorian and within the conservation area, Mearsdale Park. Edwardian periods in the form of especially those within the town gates, railings and balustrading still centre, have regrettably had their Many traditional buildings in the exist. However, much of this original timber sash and case conservation area have been historic metalwork has been windows replaced with uPVC coated with a cementitious render, removed and, in many cases, windows. These often bear little most of which have then been replaced with modern steel with resemblance to the originals and painted. The use of modern none of the original proportions, are having a detrimental effect roughcast or pebbledash coatings design or cross sections so that upon the character of the area. is again largely, though not they are poor quality in terms of uPVC replacement doors are fewer exclusively, restricted to more their impact with little similarity to but not infrequent. Many have also recently constructed buildings. the originals. Prominent examples had their original cast-iron drainage Examples include the two modern of buildings that have lost their pipework and gutters replaced with buildings in the High Street at the original ironwork include the Moffat uPVC; a few have also seen other entrance to Church Street, both of House Hotel, the Buccleuch Arms external timber elements or which also feature artificial cast- Hotel and the Annandale Arms components, such as boarded stone cladding at ground level, Hotel. external cladding, changed from though it may also be found on a timber to plastic. few older traditional buildings, such Finally, all roads in the conservation as in Reid Street. area have been asphalted during Though not quite as frequent or the course of the latter half of the ubiquitous as uPVC, there are also In addition to older examples of 20th century. This, combined with several instances of buildings and brickwork walls, there are many road markings, has had a shops with modern aluminium instances of alterations to historic significant negative impact on the doors, windows or shopfronts. masonry fabric having been appearance of the conservation Indeed, the majority of retail executed in modern brick or area. Historic images show that properties have lost their original indeed, albeit more rarely, in most streets were surfaced with shopfronts and feature a fascia and concrete blockwork, though these compacted gravel with a verge of stall risers using a range of tend to be in garages and whinstone setts, some of which inappropriate modern materials outbuildings within back land areas. probably still exist below later including plastic, cement render asphalt. and ceramic tiling. Roofing felt appears to have been used to recover several flat roofs The presence of modern concrete in the conservation area that would tiles appears to be largely limited to formerly have been covered with their use on the enclaves of modern traditional sheet lead. development that exist within the

36 PUBLIC

Conservation Area Character Appraisal MOFFAT

Bonnington Hotel rear

Townscape Detail Roofs The majority of buildings within the There are a number of architectural For example, the Balmoral Hotel, conservation area have pitched, slated details found throughout the which dates from c1765 has harled roofs. Some are covered with Scottish conservation area which make a brickwork walls although it is one of slate laid in diminishing courses, though contribution to the special character the first buildings constructed a good and appearance of the town. These during the remodelling of the town; number are covered with larger, include the following: another example is the Bonnington thinner slates also laid in Hotel, dating from the mid-19th diminishing courses but probably External Walls century, in which the rear wing imported from England. Several Most, though by no means all, of comprises exposed brickwork. others have been repaired or the older traditional buildings within recovered more recently using the conservation area, including The external walls of many modern slates from overseas. those in the town centre, have buildings within the conservation external walls constructed of local area, especially those within the Most buildings retain their chimney grey-green whinstone with red town centre, are harled or rendered stacks, though several appear to sandstone dressings, which with a painted finish. Indeed, have been rebuilt in brickwork. provides an attractive visual masonry paint has been applied Octagonal chimneys are present on contrast. Interestingly, a good direct to the exposed stonework of the Town Hall, Chambers House number of these buildings, walls to a large number of and No.6 High Street. including several within the High properties, including several of the Street, display a distinctive and larger commercial properties within Dormers and Pediments apparently local form of masonry the High Street including, for Many buildings within the build in which the whinstone is laid in example, the Buccleuch Hotel, the conservation area feature dormers. diminishing courses. Annandale Arms Hotel, Arden These vary in design from House, St Andrew’s Church and the rectangular to chamfered bay with Brickwork also makes a rather Proudfoot Institute. In many cases, flat, piended and hipped roofs, to surprising appearance in places. paint would not have been the simple pedimented dormers often original finish. arranged in a symmetrical manner. Below: three examples of dormers

37 PUBLIC

Conservation Area Character Appraisal MOFFAT

Bay and Oriel Windows Several buildings within the conservation area feature bay or oriel windows. A number of prominent examples exist in the High Street, including the Star Hotel and nos. 1, 5, 20 and 21-23, 26 and 65-67 High Street, as well as several others in Well Street.

Shopfronts Whinstone in diminishing courses with Octagonal chimney A good number of original sandstone detail Edwardian timber shopfronts or windows remain to buildings within the town centre, though regrettably many have been lost in full or part. Amongst the best surviving examples are the chemist’s at No.13 High Street (Hetherington’s), the Gallery at No.14 High Street and several within Well Street.

Detailing and Ornamentation Many of the buildings within the Oriel windows Octagonal chimneys study area show unique detailing such as moulded window margins and intricate metalwork for gates, railings and verandas. High up there are examples of decorative bargeboards and ridge treatments, interesting chimney details and roof shapes; finials are a common feature and may be found at the top of many roofs, towers, dormers and gables. Traditional shop fronts

Pediment detail on Dickson House Quoin detailing on whinstone villa Crow stepped gables

Mixed whinstone elevations Detail above window Finial detail on a gable

38 PUBLIC

Conservation Area Character Appraisal MOFFAT

Modern Intrusions Modern architecture, when well- designed, can be sympathetic to the traditional pattern and form of historic buildings either through adopting its style or through contrast. A small number of modern developments exist within the High Street, these being limited to nos. 7 and 8 which sit either side of the junction with Church Street, dating from around the early 1970s. Neither are of good quality though their modest scale lessens the impact on the broader streetscape.

Buildings throughout the conservation area, including many Modern shopfront on High Street in High Street, suffer from the effects of inappropriate modern Many of these changes did not to move around and cross freely is interventions, including poor quality need planning permission although restricted, which diminishes overall extensions and dormers, it is likely that a good number have enjoyment of the attractive replacement doors, windows and been carried out without consent. streetscape from a pedestrian rainwater goods. In some places perspective. traditional bare stone elevations Permeability and Movement and traditional mineral paint and In addition, many pavements and washes have been replaced by The layout of the town, with its roads within the area are in poor modern impermeable masonry many historic streets and closes condition, with a large number of paint. leading off the broad High Street, potholes, uneven surfaces and provides good pedestrian broken and uneven paving slabs. In many instances cheaper modern permeability and makes the town This, together with the inconsistent materials and components have readily walkable. Some of these are placement of dropped kerbs, the been used to alter or repair however rather run-down and in a number of level changes and the buildings, leading to an incremental neglected state and undoubtedly lack of controlled crossing points, negative effect on the architectural possess scope for improvement. hampers accessibility for residents quality and character of the area. and visitors, especially for mobility The volume of traffic and parked This particularly affects buildings impaired or elderly people. within the town centre; the villas in vehicles on High Street inhibits the more affluent residential areas circulation for pedestrians. While seem to have been treated rather the town centre is, in broad terms, Views from High Street: Star Street highly accessible by foot, the ability more sensitively. Causeway Street

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Conservation Area Character Appraisal MOFFAT

Gap sites, Vacant and Unoccupied former warehouse or outbuilding in The roof is slated with a stack on Buildings Rae Street, just off the High Street the north gable. The property has and to the rear of the Buccleuch lain empty and unused for some Despite a superficial appearance of Hotel. The site has remained time and is now in a generally relative prosperity, long term vacant and disused for many years poor condition decline in visitor numbers and the ruinous structure forms combined with the shift in fortunes something of an eyesore within a experienced by many rural towns, well-used and prominent part of the Former James Pringle Weavers shop on Moffat has seen a number of vacant town centre. High Street commercial and residential properties emerging in and around Other sites or buildings that appear the High Street over recent years to have lain empty or largely and a decline in the condition and unused for a considerable period appearance of many others. of time that sit within and detract from the vitality and appearance of And while Moffat Academy and St the town include: Mary’s Church have been successfully converted to The Category B listed former residential use and The Black Bull James Pringle Weavers shop on Hotel restored over recent years, High Street has been significantly there are several buildings within altered over a number of years the conservation area that are adding flat roofed dormers and derelict or in poor repair, three of using other modern materials. It which are currently on the Buildings has recently been restored and at Risk Register. Principal amongst opened as a coffee shop. these are the substantial roofless remains of a two-storey L-plan

Derelict building on Rae Street, behind Buccleuch Hotel

Condition While most properties are in reasonable condition In addition to the vacant or dilapidated buildings overall, on closer examination it is clear that repair referred to above, there are a number of other and maintenance has, in many instances, been issues or concerns relating to the condition of neglected or, as referred to previously, involved the buildings within the conservation area that deserve use of modern, cheaper and often inappropriate mention, particularly those within the town centre. materials that cause damage to buildings over time.

40 PUBLIC

Conservation Area Character Appraisal MOFFAT VACANT BUILDINGS 4 Star Street. 2 Victoria Place. Consists of the roofless This unlisted property remains of a single- comprises a two storey storey former cottage. and attic level house with The property is unlisted. rendered and painted walls and a pitched slated roof. The building appears to have been unused for many years and is now generally in a poor condition.

4 Dickson Street. 7 Causeway Street. This forms the end This three storey flat- property of a uniform roofed early 20th century row of unlisted rendered brickwork traditional ‘one and a commercial building half storey’ stone and appears largely unused brick terraced buildings. and neglected, with It is in poor condition boarded up windows and and again appears to a roof that is understood have been unused for a to be in very poor considerable period of condition. time.

9 Eastgate. 3 Beechgrove. A single storey and attic Category C listed, mid- level cottage with rubble 19th century cottage, masonry walls and a single-storey with attic pitched slated roof level. The house is incorporating two painted whinstone with piended dormers to the contrasting chamfered front roof slope. Appears margins. It also empty and unused with comprises two piended roof and timberwork in dormers in gabled slated poor condition. roof. 3-20 Beechgrove are a B Listed group, making a picturesque range, prominent at the entry to Moffat from Edinburgh side.

Inappropriate maintenance and to deteriorate. Cement mortars are paint itself. Painting of previously modernisation. also visibly different from traditional exposed masonry significantly (See table of photographs on p.44) lime mortar both in colour and changes the appearance of texture with the capacity to change buildings and may impose a 1. Use of cementitious mortar and the appearance of a building. (figs. 9 significant ongoing maintenance render. and 14) burden on property owners. The surface treatment of modern Masonry which is traditionally 2. Inappropriate treatment of stone extensions to stone buildings may constructed should be bedded and façades. also contrast with the original pointed in lime mortar, which is character. (fig. 1-4, 6) relatively flexible. Pointing with hard This mainly concerns the painting cement-based mortar restricts of previously unpainted exposed movement, causing stress in the stone masonry using modern paints surface of the wall. Cement mortars with little permeability. This entraps are also impermeable, which means moisture in the walls, often causing the structure is prevented from dampness, decay of the building ‘breathing’ which causes materials fabric and premature failure of the 41 PUBLIC Conservation Area Character Appraisal MOFFAT 3. The widespread use of uPVC and the composition and proportions of chimneys in need of repair. Closer aluminium windows, doors and a building, and that of the area in inspection is likely to confirm that a other elements. which it sits. Many of the shop significant number require fronts in Moffat have a number of comprehensive or substantial roof A historic building starts to lose its issues which have a detrimental repairs. Blocked, missing or poor integrity and authenticity when any appearance to character such as: quality plastic rainwater goods are part of its original fabric is replaced. overly large fascia signs; external also widely evident, allowing A large number of buildings roller shutters; poor quality uPVC or dampness penetration and throughout the conservation area aluminium window replacements, vegetation growth to develop. (figs. have regrettably been the subject of large non-retractable roller blinds 5, 9 and 14) window replacement using and are a mix of styles, colours and inappropriate and poor quality materials. The area would 6. Maintenance of timberwork window units. (figs. 2,7,10, 12, 13) undoubtedly benefit from a shop front improvement scheme. (fig. 10 Throughout the conservation area 4. Poor shop frontages. and 12) there are clear signs of timberwork having been neglected. This relates Each shop frontage adds additional 5. Lack of care and maintenance. particularly to windows, where character to an area and mastic pointing, reputtying and contributes to the overall The roofs of several buildings townscape. New or replacement repainting in good oil paints is display slipped or missing slates, shop fronts should respect the urgently required to halt further cracked or missing skews; architectural character, deterioration. (fig. 15) leadwork in poor condition; and

Public Art and Lighting

The central island within the High Street contains the two main instances of Public Art in the Town. The first and most prominent of these is the Colvin fountain and Moffat Ram statue, and the second is the WW2 war memorial.

In addition, Station Park, although not within the 1977 conservation Left and below: Statue of Robert the area boundary, is the site of a Bruce standing at the top of a turret on circular sandstone memorial to Air the Duka building.

Chief Marshal Sir Hugh Dowding,

Commander-in-Chief of RAF

Fighter Command, during the Battle of Britain.

There is no other notable public art cast-iron and bronze and are in the study area, though the figure expected to be reinstated within the of an armed Robert the Bruce town centre and are understood to standing at the top of a turret on the be stored in a Blacksmiths repair Duka building (15-17 Well Street) shop but have not undergone any deserves mention. repair work yet.

Moffat is a Dark Skies Town and the The existing lighting columns are a lighting of buildings and streets mix of designs. There are a small needs to take careful account of number of Victorian style cast iron this. street lamps; one is located in front of St Andrew’s Parish Church and Above: WWII memorial in High Street The original Town Hall street lights like most others it is in a rather poor from 1827 are no longer in use. The condition and suffers from original pieces were made from significant corrosion. 42 PUBLIC Conservation Area Character Appraisal MOFFAT

Above: Colvin fountain and Ram statue on High Street

Above right: Victorian style street lamp in front of St Andrew Parish church and modern street lamp on High Street and current lamps on High Street

Below right: Historic street lamps on High Street – from HES Canmore https://canmore.org.uk/collection/1168809

Below: Original lamp currently stored in Blacksmiths repair shop

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Conservation Area Character Appraisal MOFFAT

Figure 1 Figure 2 Figure 3

Figure 4 Figure 5 Figure 6

Figure 7 Figure 8 Figure 9

Figure 10 Figure 11 Figure 12

Figure 13 Figure 14 Figure 15

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Conservation Area Character Appraisal MOFFAT

Image showing both the Clock Tower and the War Memorial at their original heights in early 20th century

Public Realm

The Public Realm in Moffat has been largely dominated rough terrain. The inconsistent dropped kerbs, number by the priority given to vehicles. For a small town, the of level changes and lack of controlled crossing points High Street is particularly busy with traffic and parking. also make for a very inaccessible and potentially This is mainly due to the dual nature of the High Street, hazardous town centre, especially given the amount of where there are four lanes of two-way traffic split by a elderly residents of the Town. central refuge, meaning there is a double row of These and other issues relating to pedestrian parking in the middle and a single row on both sides of movement and accessibility within the town centre are the street. In addition, because the parking is free and referred to and discussed in the report by Alex unrestricted, there are a multitude of parked vehicles at Thorburn in Access Survey (2016), Street Audit report all times of the day within this location. by Dumfries and Galloway Council (2018) and Moffat

The countless number of vehicles weakens the Town Improvement Sub-Group Report by Moffat & character of the area, as it dominates the main vistas District Community Council (2015). of the town centre and impedes the sight-line to the Historically, the High Street was known for hosting street many fine buildings on the High Street. markets, which could be easily accommodated on

In general, the public realm suffers from a disorder of account of the width of the street. The sense of the High inconsistent street signage, street furniture, street Street being seen as a shared space is now mostly lost, lamps and barriers in a range of different materials and apart from a few modest instances. The lack of a central styles that are detrimental to the unique historic open shared space and the primacy given over to character and general aesthetic of the area. parking and moving traffic makes for an incoherent and disjointed Town centre which does not make the most of The pavements in front of the buildings and shops are its considerable assets. made up of concrete paving slabs, many in poor condition. Elsewhere the pavements are tarmac. In There are no street surfacing materials that survive on general the condition and accessibility of the roads and the public roads or footways from any further back than surfaces are extremely poor, with a large number of the late 20th century, with the exception of natural potholes, rough tarmac, broken and uneven slabs and stone kerbs in places. There may be setts or cobbles

45 PUBLIC Conservation Area Character Appraisal MOFFAT beneath the existing materials that come to light slabs and tarmac are the predominant surface with during roadworks. It is important to preserve the kerb more decorative surfaces in a small number of places. stones and reinstate them when possible. Concrete

.

Above left: Station Park pavilion

Below left: Benches in Station Park

Above: Bins and benches on High Street

The High Street in holiday mood on the Duke of York’s wedding day in 1893

46 PUBLIC

Conservation Area Character Appraisal 20th century High street MOFFAT

Trees and Soft Landscaping The formal, linear deciduous trees in the central area of High Street are very significant in the townscape but in Moffat is situated at the junction of two glens surrounded recent years they have not been permitted to reach mature by a wide upland area of broad, rounded, open hills and crown sizes and shapes, presumably to reduce the extensive sheep grazing. There are glimpses of the inconvenience to cars parked beneath them. These trees dramatic surrounding scenery through breaks in the have the potential to be managed in a manner which streetscape and at the edges of the town. Some of these provides more benefit to the setting of High Street hills, such as Gallow Hill, have plantation tree cover. buildings.

All of the Victorian suburbs and the approach roads to The many notable mature trees in Station Park are not Moffat have well shaped mature trees of various currently protected within the conservation area. They deciduous and conifer species. The shades of green and include Oak, Eucalyptus and Scots Pine. They represent in some places, copper, leaves and needles and the a long history of botany in Moffat. The Rev. John Walker expansive crowns make a very significant contribution to was minister in Moffat from 1762 to 83 and professor of the setting of the whole conservation area. Soft Natural History at Edinburgh University. He was a landscaping is mainly found within Station Park and in the contemporary of John Hope and reputed to frequently private front gardens of larger properties, including St carry seeds or saplings with him in his pouch. It is very Andrew’s Church. likely that some of the trees in Station Park and the Pollarded trees in High Street surrounding areas were planted by him.

47 PUBLIC

Conservation Area Character Appraisal MOFFAT 4. CHARACTER ASSESSMENT

Moffat from the west interest and are included on the Unlisted Buildings of Townscape Merit The architectural character of the study area has been introduced Scottish Ministers’ Statutory List. Within Moffat there are also a and summarised in section 3 of this number of unlisted buildings which report. This section now identifies For a town of its size, Moffat make a positive, visual contribution and assesses the qualities or contains a relatively large number to the character and appearance of features which contribute to its of Listed buildings, with a particular the area. They may be landmarks character and appearance as an concentration in the High Street. or more modest buildings which area of special architectural and either unify the townscape or give a Within the 1977 boundary of the historic interest. flavour of the historical background conservation area there are of the area. Assessment of Buildings currently:

3no.category A-Listed buildings There are a number of individually An important part of the character characterful buildings which 46no.category B-Listed buildings assessment of a place involves an deserve mention; some are evaluation of its building stock and 56no. category C-Listed buildings examples of local architectural the identification of key buildings, types which contribute in a positive listed or unlisted, that make a Listed buildings contribute way to the urban form, valuable contribution to the form, positively to the appearance of the characterising the prolific growth of character and appearance of a conservation area, provide points of Moffat in the Victorian and conservation area. interest and enrich the area’s Edwardian periods. These include special character. Those of the Stag Hotel, at the junction of Listed Buildings particular note are described in Academy Road and High Street Buildings that are ‘Listed’ have Section 3 ‘‘Key Buildings’’ and a and with the adjacent property, been assessed by Historic schedule of all listed buildings Moffat Pottery, marks the start of Environment Scotland as being of within the study area is included as High Street. special architectural or historic Appendix III to this document.

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Conservation Area Character Appraisal MOFFAT All of these buildings are likely to Well Street are examples of fine others to be considered for Listing. date from the 19th century and traditional craftsmanship and typify the style of many buildings in detailing, seen in the shopfront Smaller Victorian and attic storey the town centre, featuring details woodwork and the masonry villas set back from the street, for such as pitched slated roofs, surrounds of the door and window example on Grange Road, dormers, prominent chimney heads openings. demonstrate the high standard and and projecting oriel windows. quality of building that typifies the There are a number of Victorian town, even in relatively humble or Beyond the southern end of High suburban villas in and around Well modest properties. Street beside Caledonian Place, 3 Road, Hartfell Crescent, Haywood Church Gate, is a distinctive Road and Sidmount Avenue that The war memorial in the High Street sandstone dressed building with deserve mention. These are fine, is a key historical reference point in crow stepped gables. sometimes grand, villas of some the town and, along with the Moffat architectural pretension and Ram, imparts a sense of local There are several buildings in Well constructed of traditional materials. identity to the public realm space of Street which again possess the central island, rather than it features typical to the town or are A good number of these are already simply being provision for car Listed but there is a case for several parking. of individual merit. Nos.16 to 22

Stag Hotel Villa on Well Road Villa on Hartfell Crescent

Villa on Well Road 20 Well Street House on Grange Road

49 PUBLIC Conservation Area Character Appraisal MOFFAT Character Zones 1. Character Zone 1: Between these are more restrained Main thoroughfare - High Street, but also some very interesting and Section 3 of this document briefly Academy Road, and Churchgate unique Georgian façades including sets out and describes the broad the Town Hall and the neo-palladian architectural character of the Following the 18th century Moffat House. conservation area and suggests it’s redevelopment, despite the division into three distinct character relatively concentrated period of Some of the buildings along zones, these comprising: development, the buildings along Academy Road present as High Street are characterised by an Georgian buildings although a Zone 1: The main thoroughfare, eclectic mix of individual small number are older behind their including the High Street, architectural styles, which to some façade. Buildings here front the Academy Road and Churchgate. extent are unified through their street in a continuous building line traditional form of construction and unlike many of the prominent Zone 2: Tributary streets leading to common palette of materials. buildings facing the High Street. the High Street, including Well Street, Church Street, Eastgate, The Gothic style St Andrews Parish There is a range of wide buildings Mansfield Place and Holm Street Church on Churchgate dominates occupying large plots with car the southern end of the main parking or other space between Zone 3: Suburban villas, including thoroughfare. them and High Street. The Beechgrove and Old Edinburgh individual standalone buildings and Road; Well Road, Hartfell Crescent, At the northern end on Academy those forming part of the wider Haywood Road, Sidmount Avenue Road is the decorative, streetscape, imbue the town centre and Old Well Road. idiosyncratic former St Mary’s with a sense of grandeur. This is a Church and the classically character particular to this part of Each of these zones is in now influenced 20th century Moffat Moffat and new development needs considered in greater detail in order Academy. to respect this spaciousness on to put them in context and assist in frontages. identifying the specific issues and challenges they face.

View of the High Street

The 18th and 19th century hotels (see Appendix I for elevations of floor and some with accommodation on the High Street are collectively High Street). above. There are plain elevations the grandest and most prominent and more decorative use of buildings in the town centre and Churchgate has a mix of 4 storey materials and architectural themes. form a tangible link with its historic and 2 storey buildings with galleries This contrast contributes to popularity as a destination spa town and professional services at ground character and is a feature which 50 PUBLIC Conservation Area Character Appraisal needs to be continued. MOFFAT

The High Street also includes many of Along with the many chimneys, the The open area was a bowling green the smaller commercial buildings varying heights of the rooflines from 1722 for at least 100 years. which vary in architectural styles such create an interesting and varied as shops and tea rooms. Some of the roofscape. Now, it is an important area for car shop fronts on High Street no longer parking but unfortunately cars relate to the age of the building they The elevations are a mix of exposed visually dominate this space to the occupy and even established stone, painted stone and modern extent that redesign of the space premises would benefit from improved smooth render. The texture of the might find a better balance between shopfronts. stone is an important characteristic recreational and restful space and and render should be resisted car parking. The amenity value of This is an aspiration that could be where this texture would be lost. the trees is reduced by the severity achieved by making applications to of the pollarding that is carried out heritage funders. Most buildings have raised window regularly. margins which contrast in material Academy Road features a selection or finish. This too is a characteristic In this thoroughfare area some of of simpler, more vernacular that should be retained in a manner the properties are set back behind buildings. This includes single suited to each individual building. low stone walls and railings. The storey, 2 storey and 2½ storey condition of some of these is poor buildings. Many of the buildings are The open space in the centre of and as an interesting feature they in residential use but there are also High Street is an important setting should be carefully looked after and gift shops and other places of for this part of the town. It provides repaired as opportunity arises. interest for tourists on this part of open aspects for much of the the thoroughfare. There are some surrounding built development and The footway surfaces are a mix of early dormers on single storey a modest number of trees and tarmacadam and concrete slabs cottages, half dormers and gables resting places. This is where the with concrete kerb stones or in on other buildings and occasional Moffat ram and the war memorial some places natural stones have less sympathetic interventions. are situated. survived which is an attractive traditional detail.

High Street

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Well Street

Character Zone 2: Tributary development – Well street, Church and the category B Listed in this area leading into High Street Street, Eastgate, Mansfield Place, Proudfoot Institute on Mansfield or Academy Road where the Holm Street Place. architecture is rather more mixed and mode Many of the properties in this area There are also many very highly have a narrow vertical plot width and crafted shopfronts on Well Street Character Zone 3: Suburban more uniform and vernacular which are important to its character, villas Beechgrove, Well Road, architecture, for example along as this is the street with the most Hartfell Crescent, Haywood Road, Eastgate and Church Street. This is retail and commercial uses after Sidmount Avenue, Old Well Road linked to the mediaeval feu pattern High Street. The range of shopfront As described previously, Moffat that appears to have survived the designs creates an unexpected expanded considerably during the redevelopment of much of the town charm. There are several buildings course of the 19th century. The centre. where the shopfronts are not in as arrival of the railway put the town good order as they should and within easy reach of Edinburgh and Domestic properties in these which would benefit from Glasgow and brought significant streets are generally 1½, 2 and 2½ enhancement or repair. planned and speculative housing storeys built from coursed, snecked Streets in this area are narrow and development, which took place in or random rubble stone. The stone pavements are narrow or absent. outlying areas across the town but is exposed, rendered, or painted particularly to the north and east. with contrasting window and door At roof level there are repeated margins. Individual styling of details such as chimneys and This zone is shown on map on page domestic properties in these streets dormer windows. The majority of 26 and can be further split into three is generally limited to the painting of these are traditional and create a component parts, comprising: facades with contrasting dressings. rhythm in the terraces and focal a) the feus of linear Victorian villas points on individual buildings. This area has some village extending along Beechgrove and character, in contrast to the Hartfell Crescent, sitting in line with Windows and doors are largely grandeur of the High Street, with the street; traditional but there are a number the relatively uniform vernacular architecture punctuated by a that have been replaced in non- b) those along Well Road and number of more individually traditional materials and formats. Haywood Road which are set back designed buildings with decorative The traditional details are part of from the road and located within detailing such as the category B the character of these streets. Listed Duka Building on Well Street garden grounds, often with a boundary wall which typifies There are a number of other streets 52 PUBLIC Conservation Area Character Appraisal area, with narrow wynds and closes leading off. MOFFAT boundary treatments around the large plots and contributes to the visual and physical seclusion of the Building Line and Height properties and the character of the roadsides; and The original building line is generally intact throughout the study area, however it is staggered in areas of the c) the villas on Sidmount Avenue and Old Well Road that High Street, giving a more haphazard and fragmented developed during the early 19th century and possess frontage, especially given the breadth of the street. There architectural style and detailing of some quality and is more continuity in the other streets off the High Street stand out as being individually significant. which have a more uniform building line, eg. Well Street. Key buildings within each character zone are identified Observance of the building line protects and frames and described in section 3 of this document. street views, as well as forming focal points and closed vistas. The height of buildings is relatively uniform, consisting mainly of 2 or 3 storey properties.

Architectural Quality/Style The position of Moffat as an architecturally significant town within the wider area is demonstrated by the concentration of Listed buildings in the town centre. The eclectic mix of Georgian, Victorian and Edwardian buildings is brought together through a largely common palette of materials. There is a wealth of individually characteristic buildings with their own style and detailing, which are of high quality and historical importance, as demonstrated by the number of Listed buildings within the conservation area.

Suburban villas on Beechgrove Setting / Views Expansive views to and along the wide High Street are a feature of the area, terminating with prominent buildings at either end. The narrow closes, streets and pends at either side of the High Street provide a more constricted and framed view. It is this contrast, along with the presence of the hills beyond that reinforces Moffat’s unique topographical and townscape setting.

Roofscape Almost all of the buildings within the Conservation area have pitched slated roofs, often incorporating features such as crow stepped gables, tall chimneys, finials and other decorative details. These, along with vertical elements such as the clock tower, the Moffat Ram and the War Memorial, create visual interest at high level and landmark points, as well as emphasising the sense of Key Features place.

Having carried out a detailed assessment of buildings Use of Traditional Materials and areas it is now possible to identify and summarise The consistent use of traditional materials provides a the Key Features – those which define the special unifying influence over the architectural character of the architectural and historic character of the area: town and imbues it with an historic grounding and identity. The majority of buildings are constructed of Plot/Street Pattern local grey- green whinstone with red sandstone Throughout the study area, there has been little change dressings and although many have been recently, to the historic street pattern from the latter half of the 18th unnecessarily painted, the base materials have proven century, and even further back the medieval feu pattern to be durable. Whilst some original timber sash and can still be seen in the narrow plot widths, especially on case windows or slate roofs have been replaced with the west side of the High Street. Historically the main inappropriate materials, many properties have survived strategic route from Glasgow / Edinburgh to Carlisle, the largely intact, which ensures the unique character of the High Street still forms the defining central spine of the area is conserved. 53 PUBLIC

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Well Street

Eastgate

Key Challenges

The key challenges or issues faced architectural character of a forms of painting or applying cement by the conservation area that conservation area. Such details render over original unpainted detract from its character and should be retained and conserved on masonry walls; removing or appearance include: any historic building wherever replacing original wrought- or cast- possible. Without this, the special iron balustrading and railings; Loss of original detail character of a conservation area can removing chimneys; replacing Local or traditional detailing is one be easily lost over time. Examples of original slating with cheaper of the key attributes that form the this in Moffat include inappropriate imported alternatives; and loss of

54 PUBLIC Conservation Area Character Appraisal historic shopfronts, windows and Property maintenance and repair Public realm MOFFAT doors. There are several buildings in the The poor quality and upkeep of the town centre that are vacant or public realm within the area, Insensitive or inappropriate appear to have lain empty and especially around the High Street, alterations and insertions disused for a considerable period of is a recurring issue which has been As mentioned in the ‘Condition’ time, including some within the highlighted in various external section, incremental alterations of High Street which are in a state of reports. Poor paving surfaces, the this type have the capacity to significant disrepair. poor quality design and location of significantly change the character street furniture and lighting and the of an individual building or area Lack of routine repair and lack of central public space all over time. Within Moffat maintenance to other buildings has currently detract from the character Conservation Area, a considerable resulted in a decline in their of the area and its former sense of number of buildings have been condition and appearance and place as a people friendly adversely affected by inappropriate detracts from their surroundings. environment. Raising the road level alterations, extensions and The cumulative effect of this on Academy Road and Churchgate insertions. As referred to above, creates a sense of neglect and has also had a detrimental effect on the use of inappropriate materials decay which will only worsen over the buildings there such as cement mortar, time unless appropriate measures impermeable paint, uPVC or are taken. aluminium shopfronts and windows etc all contribute to this.

55 PUBLIC Conservation Area Character Appraisal MOFFAT 5. OPPORTUNITIES FOR ENHANCEMENT AND MANAGEMENT

Boundary Refinement Proposed Amendments to the They are also found amongst Current Conservation Area modern dwellings and many of An important element of this Boundary them are sited at right-angles to Old appraisal is to determine whether Edinburgh Road or downhill at the all, part or none of the study area A number of areas within and end of short drives and away from merits conservation area status. If a outside the existing conservation the street frontage. conservation area is to be area were considered in respect of designated then clear and logical amending the boundary. Beyond these dwellings to the west, boundaries have to be determined. is pastoral. The majority of the Some of those were considered on Victorian character is on the Moffat Conseervation Area was the basis that they might be western side. designated almost fifty years ago included in an extension to Moffat and the boundary was last modified Conservation Area and others for While there may be some support by Dumfries & Galloway Council in removal from it. and justification on the basis of 1977. Since that time, Scottish character for the inclusion of parts Government has modified permitted Old Edinburgh Road of Old Edinburgh Road in the development rights introducing The ‘Victorian’ character of conservation area, the additional controls over some forms Beechgrove carries north- consultations in May and of development and minor westward along the frontage of the September 2019 established that alterations in conservation areas but eastern side of Old Edinburgh the community were largely not in not before previous permitted Road. There are many large favour of including it. Therefore, change has affected character. footprint detached, dwellings dating there is no extension of the th from the middle and end of the 19 conservation area boundary As part of this appraisal of Moffat century. They are mostly built from proposed along Old Edinburgh Conservation Area and some of the the local greywacke (whinstone) Road. areas surrounding it, consideration with red sandstone dressings. should be given to amending the Many have retained the majority of Hope Johnstone Park and current boundary. their original architectural features Beechgrove Recreation Grounds and others have a number of Earlier in the document it has been The following areas were looked at: alterations. Beyond the frontage identified that this area provides an • Parts of Old Edinburgh Road buildings open hillside fields lead important open space within the leading from Beechgrove up towards Gallow Hill. There are conservation area and is of value to also a number of modern dwellings the visual amenity and suburban • Hope Johnstone Park and on the eastern slopes, accessed character of this part of Moffat Beechgrove Recreation Ground from smaller streets or long drives. Conservation Area, therefore it • The riverside playing fields would not be logical to exclude it. west of Moffat. The western side of Old Edinburgh Road has a small number of fine This conclusion supports the • Larch Hill House and policies 19th century villas, but the character comments from the community • Station Park is different from the eastern side. following consultations in May and While there are a few dwellings September 2019. Hope Johnstone architecturally similar to the eastern Park and Beechgrove Recreation side, they are individual and set Grounds should therefore remain alone rather than in a cohesive within Moffat Conservation Area. group.

56 PUBLIC Conservation Area Character Appraisal MOFFAT Riverside playing fields on the It is therefore considered to be Larch Hill House and western edge of Moffat unsuitable for built development. surroundings Conservation Area Larch Hill House is a category B- The existing conservation area Much of the built development listed Classical style, stone house boundary includes an area of open immediately east of the playing dating from the very last part of the space located to the immediate fields is of modern 20th century 18th century. It was designed by the west of Moffat town centre. This is origins. engineer/architect father and son identified as protected open space team both named Alexander in the Local Development Plan and There is no clear, over-riding Stevens. It is sited within comprises outdoor playing fields justification for inclusion of all of this undeveloped private garden with no significant built structures. area within Moffat Conservation grounds of almost 8 acres and is Area as it does not have similar or located immediately north of, and The fields run along the eastern special character when compared adjoining, the current conservation side of the River Annan. It is flat to the developed areas. However, area boundary. The site is enclosed and largely featureless with the parts of this area provide openness by an original stone boundary wall, exception of an area of informal and contribute mature trees to the within which sits a stable block, parkland with some mature trees setting of the conservation area. former kennels and other just west of Moffat House Hotel. outbuildings. Larch-Hill Chalybeate There are also a number of It is therefore concluded that the Well is found within the grounds. deciduous trees and small wooded majority of this area be removed The discovery of this well dates areas close to the river and along from the conservation area along back to the history of Moffat as a the footpath which links with the with the associated modern spa town. Annan Way. housing alongside it but that the parkland area immediately west of Larch Hill House and its architects The mature trees are significant in Moffat House Hotel remains within were closely associated with Moffat the setting of the built edge of the the conservation area. This as a spa resort and the presence of conservation area although not supports the comments received the well in the grounds reinforces within an area of urban character during the May 2019 consultation the significance of the property in which describes the majority of the and the fact that no objections were relation to the heritage of the town. remainder of the conservation area. received as a result of the September 2019 consultation. While the character is not typical of All of this area is part of the flood the immediately surrounding part of plain and sometimes affected by The area for removal is set out on Moffat Conservation Area, it is a flooding from the river and nearby the plan on page 60. property that reflects the character surface water sources. of some of the larger plots on High Street.

Larch Hill House 57 PUBLIC Conservation Area Character Appraisal MOFFAT

It is also an important part of the The park extends to around 6.9 The local community is keen to history of Moffat. Modern acres and includes a boating pond, promote enhancement of the park development has already putting green, water feature and a and see its amenities secured and encroached close to the eastern category C-listed Victorian pavilion preserved for future generations. boundary wall. along with a permanent memorial to The extra protection provided Lord Hugh Dowding, who is through inclusion in the Moffat The importance of this site and credited with playing a crucial role Conservation Area is seen as building in the context of Moffat in Britain’s air defences during having the potential to contribute to would suggest that it should be World War 2. It also contains a this objective. included in the conservation area. number of fine specimen trees. No objections in respect of this Notwithstanding the character of proposal were received during the As the name suggest, Station Park the development immediately consultations. is inextricably linked to the arrival of surrounding it, Station Park is the railway to Moffat, which opened considered to be important to the It is therefore proposed that the some years earlier in 1883 and character and development history boundary of Moffat Conservation closed permanently in 1964. of Moffat and it would seem a Area is extended to include Larch Indeed, within the park are the few logical step to include it within the Hill House and its policies as shown extant remnants of the former boundary of the conservation area. in the map on the following page. railway station, including the station Inclusion in the conservation area toilet block, former bridge should secure better design for Station Park abutments, embankments and a development coming forward in the Station Park is located to the short section of the old platform. adjoining areas and improve the immediate south of the current potential for future funding being conservation area boundary. It first The area occupied by the former available for the park. opened in 1888 as a rural green railway station adjoins the north space for visitors and residents. east of Station Park, is home to There were no objections to the Moffat Woollen Mill. It also includes proposed boundary revision to a supermarket and petrol filling include Station Park in Moffat station, as well as a vacant former Conservation Area during either motel which is in a very poor state consultation in 2019. of repair and has been vacant for some years. The plan on the following page shows the boundary of Station Park In the current Dumfries and that it is to be included in the Galloway Local Development Plan revised conservation area the adjacent area is identified as a boundary. development site for mixed-use including hotel, tourist centre and retail uses, which ‘must be sympathetic to the Listed buildings opposite’. The park makes a significant Features on the edge of Station Park contribution to the special character and historical development of Moffat both as a place to live in and to visit. It is also well-used and Western edge of 1977 Moffat highly regarded by both residents Conservation Area and visitors alike. Despite this, some of the park infrastructure is in a poor state of repair and adversely affected by the character and condition of some of the development within the site of the former railway station.

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Above: Area of Larch Hill House and policies to be included in Moffat Conservation Area

Above: Area of Station Park to be included in Moffat Conservation Area

59 PUBLIC Conservation Area Character Appraisal Amendments to boundary of Moffat Conservation Area, following consultations, May and September 2019 MOFFAT

60 PUBLIC Conservation Area Character Appraisal Opportunities for Enhancement MOFFAT

Analysis of the conservation area’s Effective control over future Several do however exist within the character has identified a number development is therefore essential. town centre and in places these of opportunities for its preservation Where traditional features have combine to give some parts of the and enhancement. This section of been lost, encouragement should area a rather shabby and run down the appraisal sets out be given to support their appearance. Measures aimed at recommendations to assist the replacement. stimulating development or effective management of the occupation of vacant sites or conservation area, helping to Dumfries and Galloway Council’s buildings are encouraged. support the local community while position on the preservation and aiming to sustain and enhance the enhancement of a conservation Shopfronts and Signage cultural heritage. It is anticipated area’s special characteristics is set The presence and rich mix of retail that these will be further developed out in the Local Development Plan and commercial premises within as part of a Conservation Area Policy HE2: Conservation Areas. Moffat make a hugely important Management Plan. This policy is supported by contribution to the vitality of the supplementary guidance and town. However, while some good Development through advice set out in original shopfronts have thankfully Poorly designed alterations and publications and guidance found on managed to survive, many have extensions as well as incremental the Council’s website. been replaced with unsympathetic small scale works such as the modern frontages that are removal of chimney stacks and Gap Sites and Vacant Property detrimental to the building and to replacement of traditional windows, Gap sites and vacant or derelict the area as a whole. doors and roofs with inappropriate properties are not particularly modern styles and materials have prevalent in Moffat compared to The exercise of control over had a cumulatively negative effect most other towns in the Council shopfronts would prevent further upon the architectural and visual area. erosion of original detail and integrity of the conservation area. encourage sympathetic design.

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Conservation Area Character Appraisal MOFFAT The introduction or strengthening Public Realm Pedestrian movement and of measures aimed at encouraging There is a clear need to improve accessibility is also adversely the restoration of shopfronts to the standard and condition of the affected by the condition of their original form, such as a public realm in Moffat. The volume roads and pavements within the dedicated shopfront improvement and management of traffic within town. The need for repair and scheme, have the potential to the High Street is problematic and improvement is increased due greatly enhance the character and inhibits pedestrian movement and to the high number of elderly appearance of the historic town appreciation of the historic town residents and visitors to the centre. centre. Review of traffic town. management within the High Street The conservation area would also Improvements to street signage, is recommended. benefit from better control over furniture and lighting would benefit advertising and signage. the character and appearance of the public realm. Repair and maintenance One of the principal threats to buildings within the Moffat Conservation Area is insufficient or inappropriate maintenance and repair. A significant number of buildings within the town centre show clear signs of neglect and this detracts considerably from the quality and appearance of the area.

Measures aimed at encouraging owners to properly repair and regularly maintain their buildings should be reviewed and promoted. The availability of grant finance towards the repair of buildings is recognised as being an important contributor and is commented on further below. Above: St. John the Evangelist Episcopal Church

Below: Seanmore House A particularly relevant issue affecting the condition and appearance of buildings within the area, especially within the town centre, is the widespread use of modern impermeable paint finishes to coat the original exposed stone walls of buildings. Most modern paints entrap moisture which can lead to dampness and decay within the fabric of a building. They are also prone to early failure which adds to the maintenance burden imposed on proprietors. The removal of paint from a small number of buildings in the town centre may improve character and appearance, where they have used an inappropriate paint. Traditional mineral paints or washes can be used instead if the elevation was originally painted.

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Conservation Area Character Appraisal MOFFAT Managing the Character Zones Consider changes to tree - Alterations to traditional In addition to the more general management and inclusion of architectural details should be opportunities for preservation and additional trees carefully considered to preserve repeated architectural detail and enhancement referred to above, - Consider the footway surfaces and architectural detail particular to there are also a number of more how they might be enhanced individual buildings including specific recommendations that - Retain stone kerb stones where windows, doors, chimneys, relate to the three character zones they have survived and reinstate dormers and small details identified earlier in this document. when opportunity arises - Careful choice of materials These include: - Reduce or reposition traffic required while considering repairs enforcement signage to avoid cars 1. Main Thoroughfare key and replacements and traffic signs obscuring management points: buildings and building frontages - Careful design required for - Maintain the architectural details dormer extensions of individual buildings 2. Tributary Developments key - Maintain the existing staggered management points: 3. Suburban Villas key building line within High Street - Care should be taken to ensure management points: - Careful design required for - Maintain and repair the frontage the suitability of proposed designs extensions and outbuildings walls and railings in front of for replacement shopfronts buildings within High Street and - Signage and advertisements on - Boundary walls and gates should Churchgate the commercial premises need to be carefully retained and looked after - Address the central space in High be designed to reflect the - The settings and garden areas of Street with a view to enhancing it character of the buildings these villas should retain trees and reducing the dominance of - Painting of frontages should be around them and replace those cars very carefully considered in terms that are lost of colour and type of paint - Below: Aerial view of High Street

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Conservation Area Character Appraisal MOFFAT Information and advice Building owners, residents, and local businesses are key stakeholders in ensuring the preservation and enhancement of the Conservation Area. Information and guidance for owners can explain the implications of living in a Conservation Area and provide advice and pointers on the best and most economical way for them to repair and maintain their properties.

The guidance can help explain in an accessible and non-technical manner the principal causes of decay, how they can be prevented and, where repairs are necessary, how they should be carried out. The information can also provide details of any available grant assistance. The Inform Guides prepared by Historic Environment Scotland are also useful sources of information. These can be downloaded from www.historicenvironment.scot

A list of useful names, addresses and contact details is provided at the end of this document.

Article 4 Direction

The Town and Country Planning (General Permitted Development) An Article 4 Direction was put in areas throughout Scotland (Scotland) Order 1992, as place relating to the following including: amended, sets out in Schedule 1 a Classes by Dumfries & Galloway • House extensions list of development types and Council in June 1997 circumstances that do not need Class 1: The enlargement, • Roof alterations planning permission. Article 4 of the improvement or other alteration of a • Window replacement same Order allows a direction to be dwellinghouse; • Stone cleaning or painting of the made by a planning authority to Class 3: The provision within the exterior require that certain of those types curtilage of a dwellinghouse of any • Erecting satellite dishes of development would need building or enclosure, swimming or planning permission in a particular other pool etc. and • Provision of hard surfaces place or area. Class 7: The erection, construction, • Alterations or erection of ancillary maintenance, improvement or buildings such as sheds/ garages An Article 4 Direction should alteration of a gate, fence, wall or and exercise control over incremental other means of enclosure • Raised platforms or decking development that could, over time, have a detrimental effect on the character of a place. It is often used in However, the effect of this has since These are the key areas where a conservation area as a further been superseded in Scottish incremental small-scale proposals means of ensuring that it maintains planning legislation by changes to might have an impact. its character and appearance. It the 1992 General Permitted does not necessarily prevent works Development Order through an being carried out but requires that amendment Order in 2011. Many planning permission is obtained previously permitted development first. rights were removed for householders in all conservation

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However, one area which the local The use of light as art in the CARS funding is intended to deliver planning authority may wish to streetscape can transform the a combination of larger building consider is a restriction on statutory perception of a place and enhance repair projects; small grant undertakers and utility providers to its vibrancy. schemes providing funding for ensure that any such development repairs to properties in private or within key areas such as the High However, Moffat’s place as a ‘Dark other ownership; activities which Street are sensitively designed. Sky Town’ is recognised, therefore promote community engagement the type and location of with the local heritage; and training Planning Enforcement architectural lighting will require for professionals in traditional Any policy is only of assistance if it careful consideration to ensure that building skills. All of these is followed. There are a number of light pollution is kept to an contribute to sustainable economic places in the conservation area acceptable minimum. and community development within where there are clearly issues a conservation area. In addition, around historic non-compliance. In Grants HES administer a range of other order to prevent any future erosion The availability of funding financial support programmes of character it is recommended that programmes intended to encourage aimed specifically towards the the local authority considers putting and assist property owners to repair repair of Listed buildings. in place additional planning buildings within conservation areas guidance specific to the Moffat is clearly an important driver and all Grants from different bodies may be Conservation Area and to such programmes should be able to be assembled for a single implement an appropriately robust promoted and utilised to maximum project and it may be possible to enforcement policy against effect. use grant funding from HES as unauthorised works. match funding for a grant from The Conservation Area another source such as the National Architectural and Artistic Regeneration Scheme (CARS) Lottery Heritage Fund. Lighting funding programme administered Selective and sensitive lighting of by Historic Environment Scotland Further information on funds for key buildings, architectural details, (HES) is particularly relevant. heritage-related projects may be shop windows and other features in Under this scheme, HES can offer found here: the historic town centre could be total grants up to £2 million to https://www.heritagefundingdirecto developed in order to enhance the support cohesive, heritage-focused ryuk.org/ appearance and image of the area community and economic growth and reinforce its position as an projects within conservation areas important focal point of the area. across Scotland.

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Conservation Area Character Appraisal MOFFAT Local Development Plan - Town Centre and Retail Improved Access, Interpretation, The Local Development Plan (LDP) Development Education and Community sets out how and where land and - Alterations and Extensions to Engagement property will be used in Dumfries Houses and Galloway to realise the vision Scope to improve and upgrade - Design Quality of New for the next 20 years. The written accessibility within the conservation Development policies give guidance on all area has been noted and identified aspects of development, when it will - Dark Sky Friendly Lighting in a number of other reports. It is be supported and when it will not. - Housing in the Countryside important to consider ways in which All planning applications are interpretation and the educational A full list of supplementary guidance decided on the basis of land benefits of the Conservation Area is available on the Council’s website allocations and policies within the can be maximised as a learning, at the following location: LDP. The current LDP was adopted teaching and participation resource https://www.dumgal.gov.uk/articl rd on 3 October 2019 and will be e/15342/Supplementary- for all sectors of the community. reviewed by the Council every five guidance Engagement with the local years or in line with new legislation. community is essential in fostering Dumfries & Galloway Council a sense of ownership and The current plan contains provides advice on development responsibility for the historic supplementary guidance that sets within conservation areas in a environment. out the factors that guide decisions number of guidance documents on planning applications and what which support policies of the LDP by Local involvement through liaison may be required to ensure that new providing further detail. with community groups, development is acceptable in amenity/heritage groups and planning terms. Supplementary Historic Environment Scotland stakeholders in issues affecting the guidance of particular relevance to provides conservation area historic environment should be heritage related matters within guidance in a series of publications encouraged. Moffat includes: and through The Engine Shed.

- Historic Built Environment https://www.engineshed.scot

Arden House (former Linen Bank)

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Conservation Area Character Appraisal MOFFAT BIBLIOGRAPHY

Bradley, J., Dupree, M. and Durie, A. (1997). ‘‘Taking the Waters: The Hydropathic Movement in Scotland, 1840-1940.’’

University of Glasgow, Business and Economic History Brown, A. (1792). Moffat, County of Dumfries, OSA, Vol. II. Edinburgh: William Creech Brown, J. (1873). Moffat Past and Present with Sketches of Moffar District, Historical and Descriptive. Edinburgh: J. Menzies & Co

Deane, D. J. (1920). Robert Moffat the Missionary Hero of Kuruman. London: S.W.Partridge Dicerbo, E. (2014). Old Moffat. Catrine: Stenlake Publishing Fairfoul, T. M. (1879). Fairfoul’s Guide to Moffat, Moffa District and the Yarrow Lochs. Edinburgh: R. & R. Clark Gifford, J. (1996). Dumfries and Galloway (Pevsner Architectural Guides: Buildings of Scotland). New Haven and London: Yale University Press Hume, J. R. (2000). Dumfries and Galloway: An Illustrated Architectural Guide. London: The Rutland Press Historicenvironment.scot. (2019). Historic Environment Scotland. [online] Available at: https://www.historicenvironment.scot [Accessed 9 Jan. 2019]. Johnstone, A. (1845). Moffat, County of Dumfries, NSA, Vol. IV. Edinburgh and London: William Blackwood and Sons

Moffat, R. M. (1908). A Short History of the Family of Moffat of that Ilk. Jersey: Labey & Blampied, The Beresford Library

Naismith, R. J. (1985). Buildings of the Scottish Countryside. London: Victor Gollancz Ltd Turnbull, W. R. (1871). History of Moffat: With Frequent Notices of Moffatdale and Annandale. Edinburgh: W.P. Nimmo

View towards Moffat from the east

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PUBLIC APPENDIX I

HIGH STREET EAST SIDE ELEVATION

HIGH STREET WEST SIDE ELEVATION

Conservation Area Character Appraisal Character Area Conservation

MOFFAT

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APPENDIX II

Statutory and other Powers for Management of Conservation Areas

The Council has statutory powers to assist with the management of the built environment ranging from development management controls, service of notices requiring that a building owner undertakes basic repairs, and powers to enable the compulsory acquisition of land or buildings required to enable the proper planning and development of an area. Most of these powers are discretionary and usually depend on the resources available to enable action by the Council. The principle powers that impact on the management of conservation areas are outlined below.

Town and Country Planning (Scotland) Act, 1997 Planning consent is required for most forms of development and the Council, as planning authority, has a statutory duty to consider development proposals. Development Management is the process of making decisions on applications for planning and other permissions which is governed by law and a framework of practice guidance from Scottish Government. The national planning policy, the policies of the Local Development Plan, supplementary guidance and planning advice are the basis on which the decisions are made. Development Management sets out to:

• ensure that the use of land or buildings and the design is appropriate for its location; • inform and advise on planning matters; • consider and determine planning and related applications, either under delegated powers or through recommendation to Planning Applications Committee; • defend the planning decisions of the Council at appeals or public inquiry; • investigate breaches of planning control and, if appropriate, take enforcement action.

There are a number of other measures that the Council can use ranging from the control and removal of advertising placards or posters to the compulsory acquisition of land to enable certain development to take place.

Section 179 - Notice requiring the proper maintenance of land. This means that if it is considered that the amenity of the area is being adversely affected by the condition of adjacent land or buildings the Council can require the owner or occupier to abate the adverse effect, within strict limitations such as removal of debris or require painting of a building but not restoration of the building.

Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997

The two principal forms of action that a Council can take relate to the condition of listed buildings: Section 43 – Service of a Repairs Notice setting out works necessary for the proper preservation of the building. These can be wide ranging and include the full restoration to a usable condition of any listed building that is deemed to be under threat of loss or serious damage through neglect. This is normally followed by: Compulsory acquisition of listed buildings by the Council may be permitted in certain circumstances under Sections 42, 49 and for unlisted buildings in conservation areas Section 68 of this Act. Following failure to comply with a Repairs Notice served in respect of Listed buildings and unlisted buildings in a conservation area, the Council may proceed to acquire the building, usually with a view to passing it on to a body such as a Building Preservation Trust, to enable its proper repair and restoration.

Section 42 - Section 49 – Urgent works to preserve unoccupied listed buildings. The Council may serve notice on an owner of its intention to undertake emergency works necessary to stop the deterioration or loss of listed building and to recover the cost of such works from the owner. The Council is limited to undertaking only the minimum work necessary which usually comprises temporary measures such as blocking off windows, fixing temporary roof coverings or propping unsafe masonry etc. Section 68 of the Act allows the Council to apply S49 to unlisted, unoccupied buildings in a conservation area.

Housing (Scotland) Act 2006 This Act of the Scottish Parliament makes provision about housing standards and provides for financial and management assistance to be given by Councils in connection with work carried out in relation to houses so that they meet minimum standards for occupation. The Act is relevant to Conservation Areas as set out below:

• gives the local authority the power to designate a Housing Renewal Area and to implement an Action Plan to improve that area; • requires a local authority to prepare a strategy for dealing with housing that is below the Tolerable Standard and to prepare a Scheme of Assistance to improve house conditions; • defines the statutory repairing standard that has to be met by a private landlord; • describes how the local authority can use work notices and gives a power to carry out the required work when the owner fails to do so; and • gives the local authority the power to issue maintenance orders to ensure they are kept to a reasonable standard.

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Conservation Area Character Appraisal MOFFAT

APPENDIX III Schedule of Listed Buildings Within the Conservation Area

Please note that the Historic Environment Scotland are responsible for designations and there are often changes made to the category or inclusions on the statutory list. Please use https://www.pastmap.org.uk to confirm the current updated listings.

HSNo Address Date Listed Category 37920 1-3 (CONSEC) HIGH STREET 23/02/1981 C 37938 2 WELL ROAD PARK HOUSE (SOUTH SIDE) 23/02/1981 B 37865 3 AND 4 BEECHGROVE 23/02/1981 C 37886 3 CHURCH STREET 23/02/1981 B 37921 4 HIGH STREET THE COACHMAN 03/08/1971 B 37866 5 BEECHGROVE 23/02/1981 C 37887 5 CHURCH STREET 23/02/1981 C 37923 5 HIGH STREET MOFFAT SPORTS CENTRE 23/02/1981 C 37867 6 BEECHGROVE DEL MAR 23/02/1981 C 37924 6 HIGH STREET R LITTLE’S PREMISES 23/02/1981 B 37949 7 AND 9 WELL STREET (7 TRUSTEEE SAVINGS BANK) 23/02/1981 C 37868 7 BEECHGROVE ROSENEATH 23/02/1981 C 37888 7 CHURCH STREET 23/02/1981 C 37869 8 BEECHGROVE HOLMBURY 23/02/1981 C 37870 9 AND 10 (HILLVIEW) BEECHGROVE 23/02/1981 C 37925 9 HIGH STREET, GEMINI JEWELLERS 23/02/1981 C 37871 11 BEECHGROVE 23/02/1981 C 37950 11-13 (ODD) WELL STREET 23/02/1981 C 37872 12 BEECHGROVE 23/02/1981 C 37873 13 BEECHGROVE BUCHAN HOUSE 23/02/1981 B 37874 14 BEECHGROVE ROCKHILL 23/02/1981 C 37951 15, 17 WELL STREET, THE DUKA 23/02/1981 B 37875 16 BEECHGROVE 23/02/1981 C 37876 17 BEECHGROVE SPRINGFIELD 23/02/1981 C 37877 18 BEECHGROVE 23/02/1981 C 37878 20 BEECHGROVE 23/02/1981 B 37943 20 WELL ROAD STRATHVIEW (NORTH SIDE) 23/02/1981 B 37942 23 WELL ROAD (NORTH SIDE) 23/02/1981 C 37952 25 WELL STREET 23/02/1981 B 37953 27, 29 WELL STREET 03/08/1971 C 37861 ACADEMY ROAD, KIRKVIEW AND ARCHBALD MOFFATT HOUSE 23/02/1981 B (FORMERLY 1 and 2 STANLEY PLACE) 37859 ACADEMY ROAD, HOPETOUN HOUSE 23/02/1981 B 50153 ACADEMY ROAD, MOFFAT ACADEMY 22/09/2005 C 37860 ACADEMY ROAD, SEAMORE HOUSE 03/08/1971 C 37857 ACADEMY ROAD, ST MARY’S UF CHURCH 23/02/1981 B

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Conservation Area Character Appraisal MOFFAT

HSNo Address Date Listed Category 37858 ACADEMY ROAD, STRATFORD HOUSE 23/02/1981 C 37879 BORN SIDE, ST JOHN’S EPISCOPAL CHURCH 23/02/1981 B 37884 CHURCH GATE HARTHOPE HOUSE 23/02/1981 B 37882 CHURCH GATE ST ANDREW’S PARISH CHURCH MANSE 03/08/1971 B 37885 CHURCH VIEW, CHURCH GATE 23/02/1981 C 37883 CHURCHGATE BLACK BULL HOTEL 03/08/1971 B 37881 CHURCHGATE ST ANDREW’S PARISH CHURCH 03/08/1971 A 37893 EASTGATE ALBERT HOUSE 23/02/1981 C 37894 EASTGATE ST NINIAN’S PREP SCHOOL 23/02/1981 C 37891 EASTGATE SUMMERLEA HOUSE 23/02/1981 C 37892 EASTGATE VICTORIA AND UPPER VICTORIA HOUSE AND VICTO- 23/02/1981 C RIA PLACE 37890 EASTGATE, LIMETREE COTTAGE 23/02/1981 C 37889 EASTGATE, LIMETREE HOUSE 23/02/1981 B 37897 GLENDYNE HARTFELL CRESCENT 23/02/1981 B 37895 HARTFELL CRESCENT CLAREMONT AND WESTWOOD 23/02/1981 B 37896 HARTFELL HOUSE HARTFELL CRESCENT 23/02/1981 B 37898 HAYWOOD ROAD HUNTER’S CROFT 23/02/1981 C 37900 HAYWOOD ROAD NORTH PARK 23/02/1981 B 37901 HAYWOOD ROAD WOODLANDS 23/02/1981 B 37899 HAYWOOD ROAD, MERLEWOOD 23/02/1981 B 37906 HIGH STREET 4 BATH PLACE 23/02/1981 B 37926 HIGH STREET ANNANDALE ARMS HOTEL 03/08/1971 B 37904 HIGH STREET ARDEN HOUSE 23/02/1981 B 37909 HIGH STREET BALMORAL HOTEL (FORMER SPUR INN) 03/08/1971 B 37911 HIGH STREET BONNINGTON HOTEL 23/02/1981 B 37922 HIGH STREET BUCCLEUCH ARMS 03/08/1971 B 37916 HIGH STREET FORESTRY COMMISSION PREMISES 23/02/1981 C 37905 HIGH STREET IVY HOUSE 23/02/1981 C 37915 HIGH STREET J HYSLOP AND CO PREMISES 23/02/1981 B 37928 HIGH STREET MOFFAT HOUSE HOTEL 03/08/1971 A 37910 HIGH STREET MOFFAT WEAVERS TWEED SHOP 23/02/1981 C 37912 HIGH STREET OLD COURT HOUSE 03/08/1971 B 37902 HIGH STREET RAM FOUNTAIN 03/08/1971 B 37903 HIGH STREET RAVEN’S NEUK 23/02/1981 C 37914 HIGH STREET STAR HOTEL 23/02/1981 C

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Conservation Area Character Appraisal MOFFAT

HSNo Address Date Listed Category 37927 HIGH STREET TOWN HALL AND POLICE STATION 03/08/1971 B 37919 HIGH STREET, BANK OF SCOTLAND 23/02/1981 C 37908 HIGH STREET, MOFFAT POST OFFICE 23/02/1981 C 37917 HIGH STREET, OLD PARISH CHURCHYARD 23/02/1981 C 37907 HIGH STREET, RAM LODGE AND CENTRA 23/02/1981 C 37913 HIGH STREET, SPAR WITH 1-5 WELL STREET 23/02/1981 B 37918 HIGH STREET, THE TARTAN GIFT SHOP AND 2 HOLM STREET 23/02/1981 C 37929 MANSFIELD PLACE, PROUDFOOT INSTITUTE 23/02/1981 B 37880 MRS CRICHTON’S HOUSE, CHAPEL STREET 23/02/1981 B 37932 OLD WELL ROAD DAVINGTON HOUSE 23/02/1981 C 37931 OLD WELL ROAD PARK COTTAGE 23/02/1981 B 37930 OLD WELL ROAD, ALMA AND 1 WELL ROAD 23/02/1981 C 37933 SCHOOL LANE KIRKLAND HOUSE 23/02/1981 B 37934 SCHOOL LANE SOUTHVIEW 03/08/1971 B 37935 SIDMOUNT AVENUE SIDMOUNT COTTAGE 23/02/1981 A 37936 STAR STREET RANGE OF COTTAGES TO REAR OF STAR INN 23/02/1981 C 37937 VICTORIA PLACE LARCH-HILL HOUSE 03/08/1971 B 37940 WELL ROAD BURNSIDE (SOUTH SIDE) 23/02/1981 B 37946 WELL ROAD FLORAL COTTAGE AND BRIARY COTTAGE (NORTH 23/02/1981 B SIDE) 37947 WELL ROAD MILLBANK (NORTH SIDE) 23/02/1981 C 37948 WELL ROAD, LAUCHOPE LODGE 23/02/1981 C 37939 WELL ROAD, MILL COTTAGE (SOUTH SIDE) 23/02/1981 C 37945 WELL ROAD, OAK TREE COTTAGE, ROSE COTTAGE (NORTH 23/02/1981 C SIDE) 37944 WELL ROAD, SOUTHFIELD (NORTH SIDE) 23/02/1981 C