Conservation Area Character Appraisal

Buchlyvie

The name of the village may derive from the Gaelic ‘buaidh chlaidheamh’ meaning ‘the victory of the sword’ recording a long forgotten battle (Bureau, 1996)

Cover: approach to from the west with the distinctive tower of the village hall

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Contents

1.0 Introduction ...... 1

1.1 Background ...... 1 1.2 Methodology ...... 2 1.3 Copyright ...... 2 2.0 Summary of Significance ...... 4

3.0 Location and Population ...... 7

3.1 Location ...... 7 3.2 Population ...... 8 4.0 Historic Context ...... 9

4.1 Origins and Development ...... 9 4.2 Archaeological Significance and Potential ...... 14 5.0 Character and Appearance ...... 15

5.1 Setting ...... 16 5.2 Character Areas ...... 21 5.3 Buildings and Townscape ...... 22 5.4 Open Spaces, Trees and Landscaping ...... 27 5.5 Public Realm ...... 31 6.0 Conservation Area Management ...... 33

6.1 Negative Factors ...... 33 6.2 Summary of Vulnerability ...... 37 6.3 Buildings at Risk and Sensitive Areas...... 38 6.4 Conservation Area Boundaries ...... 39 6.5 Potential Listed Buildings ...... 40 6.6 Opportunities for Development ...... 40 6.7 Opportunities for Planning Action ...... 40 6.8 Opportunities for Enhancement ...... 41 6.9 Monitoring and Review ...... 41 Bibliography ...... 42

Appendices ...... 43

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Tables

Table 1: Buchlyvie Conservation Area: Key Characteristics ...... 6

Table 2: Buchlyvie Conservation Area: Character & Appearance ...... 24

Table 2: Buchlyvie Conservation Area: Character & Appearance (cont.) ...... 25

Table 3: Buchlyvie Conservation Area: Open Spaces, Trees and Landscaping ...... 29

Table 4: Buchlyvie Conservation Area: Listed Buildings ...... 44

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1.0 Introduction

1.1 Background The purpose of this document is to provide an illustrated appraisal of the Buchlyvie Conservation Area following national legislation and governmental guidelines (refer bibliography).

First introduced in 1967, conservation areas are defined in Section 61(1) (a) of The Planning (Listed Buildings and Conservation Areas) () Act 1997 as:

“…areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance.”

More specifically, Historic Scotland’s Scottish Historic Environment Policy Annex 3 (2009) stipulates that:

“It is the character or historic interest of an area created by individual buildings and open spaces and their relationship one with the other which the legislation covering conservation areas seeks to preserve.”

Under Section 63 (1) of the 1997 Act, local authorities are required to “formulate and publish from time to time proposals for the preservation and enhancement of any parts of their district which are conservation areas.” Furthermore, the Scottish Government’s policy Scottish Planning Policy (SSP, Para. 144, 2014) states that “Conservation Area Appraisals should inform development management decisions.”

In order to carry out the proper preservation and enhancement of the conservation area it is necessary to first have a full and detailed understanding of all the factors which contribute to the special character and interest of the area. This is the objective of the Conservation Area Appraisal.

In accordance with Planning Advice Note: Conservation Area Management (PAN 71, 2005), the appraisal is a vital tool to enable the active management of the conservation area and aims to:

 Identify factors and features which create the special interest of the conservation area;  Review and justify the boundaries of the conservation area;  Provide a basis for developing & implementing a conservation area management strategy;  Identify opportunities and priorities for enhancement;

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 Assist policy formulation and inform development plans;  Inform Development Control to ensure consistent decision making;  Form supplementary guidance in the protection and enhancement of the conservation area.

In turn this will:

 Enable Council to fulfil its statutory duty to preserve and enhance its conservation areas;  Increase public awareness on the special needs and characteristics of their area;  Assist owners and developers identify and formulate their development proposals;  Form supporting documentation for any future funding bids.

1.2 Methodology This report draws on a number of academic and practical guidelines. As a result, the appraisal relies upon both field and desk study and it should be recognised that the appraisal is not intended to be comprehensive; the omission of any particular building, feature or space should not imply that it is of no interest.

The appraisal has been prepared by Sonya Linskaill RIAS RIBA on behalf of Stirling Council’s Planning Department. Initial research was undertaken in March 2011, updated by Stirling Council in September 2012 and August 2014 to produce a Conservation Area Character Statement (Supplementary Planning Guidance SG07).

This initial Statement was reviewed and extended in February 2015 by Sonya Linskaill RIAS RIBA on behalf of Stirling Council’s Planning Department to produce a full Conservation Area Character Appraisal which will replace the Statement as Supplementary Planning Guidance.

1.3 Copyright The appraisal is the property of Stirling Council. All Ordnance Survey maps in the document are Crown copyright and reproduced under Stirling Council licence ref 1000020780 (2011). Historic maps marked © National Library of Scotland are reproduced by permission of the National Library of Scotland. Roy’s map is reproduced with the permission of The British Library, licensor www.scran.ac.uk, licence ref 000-000-609-461-R (2015). No map in this document should be reproduced without the right holder’s permission.

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Buchlyvie Conservation Area

A B

C D

E F

Fig 1A: Buchlyvie Parish Church at the east end of the village; B: the village hall with prominent clock tower; C: Mill Cottage; D: Spittalton House; E: traditional cottages on Main Street; F: Harperstane Cottage at the west end of the village.

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2.0 Summary of Significance Buchlyvie is located in the west of on the old military road between Stirling and Dumbarton, now the A811. Buchlyvie Conservation Area is centred on the long and broad Main Street, with its rows of low cottages and houses lining either side interrupted by the distinguishing tall octagonal tower of the village hall. The conservation area has considerable historic significance for a number of interrelated reasons, all of which contribute to its character and appearance:

 An early agricultural settlement on the old military road between Stirling and Dumbarton. Established as a Burgh of Barony in 1672, it is the oldest planned agricultural village in the Stirling Council area.

 The village houses are good examples of vernacular and traditional building styles from the eighteenth and early nineteenth centuries.

 An attractive rural setting south of the with views north to the distant hills of the .

Buchlyvie is one of 26 conservation areas in the Stirling Council area which have been designated to safeguard the settlement’s distinctive historical form and character (fig 2).

“The designation of a conservation area is a means to safeguard and enhance the sense of place, character and appearance of our most valued historic places.” (PAN 71: Conservation Area Management, 2005, 1)

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Fig 2: Buchlyvie indicating the conservation area (shaded in orange) © Crown

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Buchlyvie Conservation Area is characterised by:

Its setting:  Set on a slightly elevated site south of the Carse of the Forth amongst enclosing agricultural land.  A long roadside village, its Main Street a broad thoroughfare with traditional roadside houses enclosing either side.  Views across the Flanders Moss to the distant hills of the Trossachs in the north.

Its landmarks:  Village hall and Buchlyvie Parish Church are major landmarks.  Local landmarks include the Buchlyvie Inn and a number of traditional houses on Main Street such as Mill Cottage and Spittalton House.  The former North Church and Buchlyvie Primary School are local landmarks at the foot of The Loan and Station Road.

Its buildings:  Low single storey, 1½ and 2-storey traditional cottages and houses often symmetrical 3-bays wide from the 18th and 19th century.  Predominately Scots slate pitched roofs gable to gable, some with flat skews (others may have been removed) and short chimney stacks; roof finishes often continuous over a number of properties; some later Victorian canted dormers.  Sandstone rubble construction (possibly local red sandstone from Muir) predominately rendered and painted white, or some with exposed rubblework (replacing original harl and lime wash); contrasting margins.  Timber sash & case windows now painted white; several original panes styles remain including 6 over 6, 4 over 4 lying panes, and 2 over 2.  Mature gardens and trees often with stone boundary walls and hedging.

Its vulnerability:  A number of significant unlisted properties of townscape value.  Erosion of original fabric with inappropriate replacement and repair affecting individual properties, their grouping and the wider conservation area context.  Inappropriately altered listed fabric (should not be regarded as a precedent).  Erosion of roofscape (including alteration to traditional dormers) a key component in the character of low cottages and inclined site.  Erosion of the setting by loss or poor management of public realm, green space, mature trees, and woodlands.

Table 1: Buchlyvie Conservation Area: Key Characteristics

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3.0 Location and Population This chapter places the conservation area in its geographical and regional context.

3.1 Location

“Ribbon village on the A811.” (Gifford & Walker, 2002, 291)

Buchlyvie is situated west of the City of Stirling on the A811 to Dumbarton, approximately 15 miles from the city. The City of Stirling is the major civic centre of the region approximately 30 miles from and 35 miles from Edinburgh on the M90; grid reference NS 574937 (fig 3).

Fig 3: Map of Stirling Council area showing Buchlyvie (Loch Lomond & the Trossachs National Park is shaded).

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The village is situated on the A811, at the junction with the B385, between the Flanders Moss in the north and the Kippen Muir in the south-west (fig 4).

A 81 1

Kippen Muir

Fig 4: Buchlyvie, showing the location below the Flanders Moss. © Crown

3.2 Population Buchlyvie is a small village with a population of about 520 (2014) in total, with just under 250 people living in the conservation area. During much of the nineteenth century the population stood at around 300, and rose steadily in the twentieth century to 460 in 1991 (Bureau, 1996).

The City of Stirling is the largest settlement in the Stirling Council area, its population is around 33,700 with almost 46,000 living the greater urban area (2008).

Similarly to Scotland as a whole, the population of the Stirling Council area is predicted to increase by 7% by 2033. Development pressures may therefore increase.

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4.0 Historic Context This chapter outlines the reasons behind the origin of the settlement and makes reference to key periods of political or economic change, former uses and phases of development and their effects on shaping the physical form of the settlement. The emphasis is on the survival of those elements which have determined the form of the conservation area today.

4.1 Origins and Development

Early origins The first known records naming Buchlyvie date to 1500, when the third Laird of , David Grahame, is recorded to hold a sasine for ‘Bochlyfi Grahame’ [Buchlyvie] and ‘Fintre’ [Fintry], and a further charter of 1541 to the ‘Barony of Bochlyvie Grahame’ (Bureau, 1996). Around 1650 the lands were sold to the Graemes of Buchlyvie. It is unclear what form the settlement took at this time:

“At what point Buchlyvie moved from being a small scattering of cottages to being a definable village is not completely clear, but on April 30th 1672, by Charter under The Great Seal, Charles II erected the ‘town’ of Buchlyvie into a Free Burgh of Barony, to be called Buchlyvie –Grahame.” (Bureau, 1996, 14)

The 1672 charter’s reference to a ‘town’ would suggest some form of settlement at this time although the cartographic records for the late sixteenth and early seventeenth centuries do not record Buchlyvie. However following the charter, a ‘planned village’ is thought to have been founded in 1680 by ‘improving’ landlord Sir Andrew Graham (Hood, 2000, 15). The street pattern of the core of the village on Main Street supports this, its form less regular than the later Georgian planned villages of the eighteenth century. The houses were built on long narrow feu plots lining the broad Main Street which probably doubled as the market place where the weekly market and regular fairs were held. The Estate Plan reproduced in Bureau (1996, 24) illustrates this well. Buchlyvie is thought to be the earliest of several ‘planned’ villages developed by landowners in what is now the Stirling Council area (Thornhill 1695; 1677, constructed early-mid 18th century; 1725; Buchany 1728; 1739). Buchlyvie predates the general movement to establish new planned towns and villages which gathered pace in the mid-18th century.

Eighteenth and nineteenth centuries By the mid-eighteenth century the settlement was well developed along the military road between Stirling and Dumbarton (now the A811; Roy, 1747-55; fig 5). By the first Statistical Account (OSA, 1791-99) Buchlyvie was larger than the parish village of Kippen five miles to its east, with 102 families, many labourers, and numerous trades people and merchants. The village was unable to support any direct manufacturing as there was not a plentiful water supply to power milling or weaving industries similar to those that developed in the late eighteenth and early nineteenth centuries throughout Scotland. However the Account notes that,

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“In Buchlyvie, some of the newly invented jennies for spinning cotton have been set up by a company in […] a considerable number of weavers has been employed by several companies in weaving muslins”. (OSA, 1791-99, 343-4)

Whilst the neighbouring industry in Balfron appears to have created employment in the village, it was also cited as one of the causes for a general decrease in the parish population in the late eighteenth century, with many people encouraged to move to Balfron when the Ballindalloch Mill opened in 1790.

The draining and improvement of carse lands for agriculture and the spread of the movement of ‘enclosing’ farm land was well advanced by the end of the eighteenth century and also cited for a drop in the rural population.

“The carse, a rich and beautiful valley, exhibits an inclosed and well cultivated country, embellished with numberless farms, and gentlemen’s seats…” (OSA, 1791-99, 319)

Fig 5: Roy’s map (1747-1755): Buchlyvie in the mid-18th century, already an established village on the route from Stirling to Dumbarton. © British Library Board

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Grassom’s map (1817; fig 6), surveyed about twenty years after the first Statistical Account, illustrates Buchlyvie set amongst a thriving valley of small farms.

Fig 6: Grassom’s map (1817) illustrates the roadside village amongst the farms in the agricultural lands south of the Flanders Moss; note the ‘Meeting House’ (North Church) on The Loan. © National Library of Scotland

With the parish church at Kippen, the first place of worship in the village was the Meeting House or North Church on The Loan established by the Antiburghers in 1752 (later United Presbyterian Church; figs 6 & 23) following splits from the Established Church in 1733 & 1747. Similarly, a Free Church was established following the 1843 secession of Thomas Chalmers. Originally the Free Church and Manse stood at the foot of Main Street (now demolished, this is the open area adjacent to the burn; refer 1st Ed. OS, fig 7). In 1876, this was replaced by a corrugated iron church erected on Main Street opposite The Loan (now the site of Bunessan, 1928). The corrugated iron church was removed sometime after 1899 when the congregation of the Free and North Churches merged (the church taken to Dumbarton and re-erected; Bureau, 1996). A place of worship for the Established was erected in 1835 (referred to locally as the South Church; fig 10) which removed the requirement to travel the five miles to the parish church in Kippen.

Two significant public buildings were constructed in the village toward the end of the nineteenth century, the village school and hall (2nd Ed. OS, fig 8). The public school was opened on Station Road in 1876 and later extended in 1908. The village hall (1884) was constructed with public subscriptions, the clock and bell tower named after James Harvie of Ballochneck.

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In 1856 a railway station was opened a little north-west of the village on the Forth and Clyde Junction Railway which ran from Stirling to Balloch (closed to all traffic in 1959).

Twentieth century to present day During the twentieth century the village expanded beyond the historic core of Main Street with additional homes generally in small detached houses. Significant changes occurred to Main Street with the redevelopment of a number of plots, particularly the building of a terrace of local authority housing on the north side of Main Street (probably interwar in a traditional style with slate roofs) with the subsequent loss of nine early buildings. In addition, the road junction at The Loan was widened with the loss of the building across The Loan from to Benard Cottage. In 1931 the congregations of the North and South churches merged; thereafter the North Church was found to be unsafe and closed (Bureau, 1996).

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Fig 7: Buchlyvie, 1st Edition Ordnance Survey (1861) illustrates the core of the current village strung out along the road from Stirling to Dumbarton. Note the row of buildings along the burn at the foot of Main Street which include the first Free Church and Manse © Crown

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Fig 8: Buchlyvie, 2nd Edition Ordnance Survey (c.1896) shows little change from the roadside plots but with the addition of a number of significant buildings: the second Free Church opposite The Loan, the new village hall and a bank. The conservation area outlined in orange covers this historic core. © Crown

4.2 Archaeological Significance and Potential

This section identifies any Scheduled Monuments and information held on the local Sites and Monuments Record (SMR).

There are no Scheduled Monuments in the village however its early origin should be borne in mind; sites may contain buildings and artefacts relating to previous uses; any findings or inquiries should be reported to Stirling Council’s Archaeology Officer.

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5.0 Character and Appearance This chapter will analyse and illustrate the key features and factors which contribute to the conservation area’s special qualities and local distinctiveness.

The general urban structure of Buchlyvie Conservation Area is illustrated in figure 9 (Lynch, 1977, Appendix A). This consists of a single character area.

Buchlyvie occupies a slightly elevated site in the surrounding flat carse lands. The A811 runs straight through the village along Main Street with a secondary route north to Aberfoyle intersecting at The Loan. The village hall and Buchlyvie Parish Church are major landmarks at either end of the village, with the North Church and the primary school providing local markers at the foot of The Loan. Green edges are formed by belts of mature trees, the woodland along the Buchlyvie Burn, and the surrounding agricultural fields.

Fig 9: The general structure of Buchlyvie Conservation Area using Lynch’s methodology © Crown

Character Area

Major path

Green edge

Landmark

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The character and appearance of the conservation area will be described through the following sections:

 Setting  Character Areas  Buildings and Townscape  Open Spaces, Trees and Landscaping  Public Realm

5.1 Setting This section addresses the relationship of the conservation area with its surrounding landscape. The sense of space dictated by the interplay of topography and street pattern is described including important landmarks and views.

The strength of setting of Buchlyvie comes from several key factors:

Landmarks and Views

 At the eastern end of the village the striking red sandstone Buchlyvie Parish Church marks the entry to the village (fig 10).

 As the road passes the village war memorial, Spittalton House set obliquely to the Main Street forms a local landmark with the Buchlyvie Inn just beyond (fig 11).

 At the western end of the Main Street the village hall occupies higher ground and its octagonal tower is a distinctive feature visible throughout the village and on approach (figs 12 & 13).

 Harperstane Cottage (fig 13) provides a traditional vernacular landmark at the western entrance to the village. Other buildings provide local marks such as the distinctive frontage of Mossview (fig 18G), Mill Cottage (figs 14 &18A), Benard Cottage (fig 18B) and Rockhill.

 The former North Church (fig 23) in its historic graveyard and Buchlyvie Primary School provide local markers at the foot of The Loan and Station Road.

 At the edge of the village and through the breaks in its built form (for example at The Loan and the village hall) there are views north across the Flanders Moss to the distant hills of the Trossachs (figs 15 & 16).

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Street Pattern and Topography The roadside village is focused on the long Main Street, a very broad thoroughfare (most probably used historically as a market place) with roadside houses (fig 14). The traditional properties are laid out on narrow plot widths, their frontages addressing the road with long gardens behind.

The strong building line of Main Street is interrupted by The Loan which intersects on the north side falling gently to the north-west (fig 19E), and by a narrow lane between the houses of Mossview and Garyvard (fig 20D). West of The Loan, the Main Street is less consistent with several houses set back from the roadside behind short front gardens and a greater variety of building style.

The small Buchlyvie Burn (figs 19D & 22C) crosses the Main Street close to the Parish Church and runs generally southward behind the back gardens of Main Street.

Activity and Movement There is a strong sense of movement through the village with the busy A811 forming its Main Street. The A811 approaches from the east through the surrounding carse land and rises gently from the Parish Church in the east to the village hall at the highest point (fig 12). The road then narrows and turns, passing Harperstane Cottage on the right as it leaves the village (fig 13).

The village is chiefly residential with some commercial activity on Main Street including the Buchlyvie Inn, two cafes, a butcher and general store.

Fig 10: landmarks: the striking red sandstone Buchlyvie Parish Church marks the eastern boundary of the village.

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Fig 11: landmarks: Spittalton House (on the right in this view west along Main Street) sits back from the road on an earlier street line. This early 18th century house forms a local village landmark with the Buchlyvie Inn beyond.

Fig 12: landmarks: view east along Main Street, the village hall is a distinctive landmark at the highest point in the village; its tall tower contrasting with the low roadside houses such as Wednesday Cottage (right).

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Fig 13: landmarks and approach: Harperstane Cottage (on the left in this view east along Main Street) provides a traditional landmark at the western entrance to the village. Note the distinguishing tower of the village hall in the distance where the road turns; its prominence is accentuated by the low cottages and elevated site.

Fig 14: street pattern: Main Street is a very broad thoroughfare with traditional roadside houses enclosing either side. On the south side there is a variety of scale with a slightly irregular building line and articulated roofscape; Mill Cottage on the far right has exposed rubble masonry and is a good example of a traditional Scots slate roof with diminishing courses.

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Fig 15: views: looking north-east at the eastern approach to the village there are views of the distant hills beyond Shirgetton and flat agricultural land.

Fig 16: views: looking north-west at the western end of the village there are glimpses of the distant hills past Harperstane Cottage. Note the narrow planting strips to the road frontage with roses, shrubs and flowers.

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5.2 Character Areas This section introduces each character area before more detailed description in the remainder of this chapter.

As identified in section 5.0 (fig 9) Buchlyvie Conservation Area consists of a single character area.

Character Area: Buchlyvie Buchlyvie Conservation Area occupies the central core of the village on Main Street; it extends north-west along The Loan as far as the former North Church. It does not include modern development to the north-east, north-west and south of the village.

The conservation area displays a range of building types reflective of its development and continued occupation over an extended period; however, their scale and materials generate a strong continuity of townscape. The eastern approach is framed by trees with the red sandstone Buchlyvie Parish Church marking the entry to the village (fig 10). Close by, Spittalton House is a fine example of an early eighteenth century house set obliquely to Main Street on an earlier street line (figs 7 & 11). The adjacent Buchlyvie Inn and a row of gable to gable 2-storey properties stretch uphill on the north side of Main Street, their chimney stacks and pots punctuating the roof line (fig 11). Beyond Rockhill, itself set back behind traditional railings, early twentieth century redevelopment is set slightly back from the road line with short front gardens, the 2-storey scale and slated roofscape sympathetic to the earlier houses.

Opposite, the south side of Main Street is more consistent with a long row of traditional buildings including a number of listed early nineteenth century cottages (figs 14, 18E & F). West of The Loan, the built form of Main Street is less continuous, comprising a number of traditional cottages (figs 18B & D), later nineteenth century houses (fig 18D), the village hall (fig 12) and some twentieth century redevelopment on the sites of earlier roadside properties (Nos. 37-43 and 49-57 Main Street). Beyond the village hall the early vernacular character returns with a number of low single storey cottages including Wednesday Cottage (fig 18C) and Harperstane Cottage (figs 13 & 16).

The conservation area extends northward to include The Loan and part of Station Road. The street pattern is more open in character and there is intrusion from twentieth century housing on Montgomery Place. The primary school, much extended, dominates the west side. On the east side, the eighteenth century character returns with a group of low cottages, the former North Church with its walled graveyard, and the former manse beyond.

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5.3 Buildings and Townscape This section describes the significant architectural and historic qualities of the buildings and the contribution made by scheduled monuments, listed buildings and key unlisted buildings of townscape value. Any dominant architectural styles, prevalent types or periods of buildings are identified and their essential characteristics including prevalent and traditional building materials, textures, colours and local details are outlined.

“The retention of character of individual buildings in the Conservation Area is essential to retain the variety of detail and visual interest of the area. Each street and every building has its own character and influence on its surroundings. However, it is useful to consider the general character of the area.”

(A Character Appraisal for Stirling Town Conservation Area, 1999, 14)

A significant part of the special character and appearance of the conservation area is provided by its buildings and other townscape features. Table 2 and figure 18 below will detail key characteristics of the character area identified in section 5.0 (fig 9) and described in section 5.2.

Buildings considered to be of special local, regional or national importance are given statutory protection as listed buildings. Listed buildings in the conservation area are indicated on figure 17 and listed in Appendix B. Buchlyvie Conservation Area currently has twelve listed building entries.

The following table indicates ‘key’ listed and unlisted buildings. Key buildings are assessed on their contribution to the character of the conservation area and therefore not necessarily on their individual merit as historic buildings. Omission from the table does not mean a listed building is not important, or that an unlisted building makes no contribution to the conservation area. Key unlisted buildings should be considered in preparation of a local list of buildings by Stirling Council (section 6.5).

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Fig 17: Buchlyvie Conservation Area: outlined in orange with listed buildings (Category A: red; Category B: blue; Category C: green). © Crown

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BUCHLYVIE BUILDINGS AND TOWNSCAPE Parish Church (1835; adds. 1910; fig 10) Category C; red sandstone with date inscription and bellcote over west gable; occupies prominent site on the entry to the village. North Church (former Antiburgher, later UP Church; 1751-2; fig 23) Category B; rendered with stone margins, original roof vent or bellcote removed; surrounding walled historic graveyard. Spittalton House (1738; fig 11) Category B; important early 2-storey 3-bay house, rendered with red sandstone margins, good Aberfoyle diminishing slate roof (gable skews or crowsteps possibly removed). Key Listed Buildings and Arivain (1914, alts. 1932; 1958; fig 18H) Category C; unusual 2-storey brick built with projecting pitched dormers. Previously plumber’s yard. Scheduled Monuments Mill Cottage (mid-late 18th C; figs 14 & 18A) Category B: exposed rubble cottage (originally harled); good example of a traditional Scots slate roof with diminishing courses. Mossview (c. 1910, fig 18G) Category C; attractive art nouveau traditional shop front with dentilled fascia, two large canted bay dormer breaking the eaves line on scrolled supports (sash & case windows replaced). Marfield, Rhuallan, Willow Cottage & Ferguslie Cottage (e. 19th C; figs 18 E & F) Category C; row of four regular 3-bay cottages, 1½ storey with elevated facades, three with canted bay dormers on the eaves line.

Village Hall (1885; fig 12) by W G Wilson & J B Stewart; some alteration after fire in 1984, square tower with octagonal stone ogee domed belfry with lead roof and weather vane; clock on four faces. Harperstane Cottage (poss. 18th C, figs 13 & 16): traditional cottage at western entrance to the village; good Aberfoyle diminishing slate roof to main cottage, red pantile roof to east wing, corrugated iron roofed extension to rear. Benard Cottage (p. 18th C, fig 18B): 3-bay cottage on 2-storeys using the sloping site; extended to the west; canted bay dormers and decorative ironwork railings. Previously Cant’s Grocery accessed from The Loan before Key Unlisted Buildings reconfiguration of the road. Prominent corner site. Bunessan (1924): intact flatted property with original shop front to butcher’s. of Townscape Value Wednesday Cottage (dated 1871, but prob. earlier; figs 12 & 18C): 3-bay single storey cottage with 2 canted bay dormers, low side extensions; prominent location opposite village hall. Bank Cottage (e. 19th C; fig 18D): simple low 3-bay roadside cottage, good Aberfoyle diminishing slate roof (although rooflight inserted). Carrick Cottage: similarly diminutive early 3-bay cottage. Hillview Cottage: former smithy, retains pend opening. Bank Cottage (late 19th C; fig 18D): former village bank, 1½ storey with projecting eaves, pitched eaves dormers with decorative timber bargeboards and good diminishing slate roof; set back with original ironwork railings to roadside. Views of the tower of the village hall on approach and within the village (figs Key Views 12 & 13). Distant views across the Flanders Moss and to the distant hills in the north (figs 15 & 16). Landmarks Major Village hall; Buchlyvie Parish Church. Main Street: Spittalton House, Buchlyvie Inn (1851; fig 21D), Harperstane Landmarks Minor Cottage, Benard Cottage, Mossview, Rockhill, Mill Cottage. The Loan: former North Church, Buchlyvie Primary School.

Predominant Buildings Residential; some small commercial.

Dominant Architectural Traditional Scots vernacular and plain symmetrical; Styles or Periods mid-late 18th to early 19th century; some later 19th century.

Table 2: Buchlyvie Conservation Area: Character & Appearance

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BUCHLYVIE BUILDINGS AND TOWNSCAPE (cont.)

Key Characteristics

Traditional properties have narrow plot widths with long gardens behind; Building plot size original feu plot boundaries are largely maintained. There has been some building on garden ground.

Prevalent Building Height Low single and 1½ storey cottages and 2-storey houses often symmetrical 3-bays wide.

Predominately Scots slate pitched roofs gable to gable some with flat skews (others may have been removed) and short prominent chimney stacks; roof finishes often continuous over a number of properties; good examples of traditional Scots slate (Aberfoyle slate generally) in diminishing slate courses Skyline and Roofscape on several properties for example Spittalton (fig 11) Harperstane (fig 16), Bank Cottage (fig 18D), Mill Cottage (fig 18A). Roof pitches are generally plain without rooflights, however some cottages have traditional cast iron skylights (Spittalton; fig 11), and a number have later Victorian canted dormers (figs 18B, C & F).

Sandstone rubble construction (possibly local red sandstone from Kippen Prevalent Building Materials, Muir) predominately rendered and painted white or some with exposed Textures and Colours rubblework (replacing original harl and lime wash), contrasting margins. Timber sash & case windows now painted white; original 6 over 6 (Harperstane), 4 over 4 laying panes (Carrick), 2 over 2 (several properties) and 6 over 1 (Bunessan upper); several replacements.

Parish Church: low stone boundary wall / ironwork railings and gate. North Church: stone boundary walls, gate piers and historic graveyard. Benard Cottage: decorative ironwork railings and boundary walls returning on The Loan. Ferguslie Cottage (fig 18E): entrance steps and decorative ironwork railings. Strathendrich House (fig 20C): stone boundary wall with gate piers and hedging. Architectural Features Benview: gate piers and ironwork railings. Bank House: low stone boundary wall, ironwork gates and hedging; and Local Details decorative bargeboards. Arivain: tall curving red brick boundary walls and gate piers, traditional gas lantern street lamp. Red pillar box outside Rockhill Braewynar: timber panelled doors, stained glass upper window, projecting dentilled cornice at eaves and red clay decorative ridge. Buchlyvie Primary School: cast iron railings on low stone wall with ironwork coped gatepiers and ball finials.

Table 2: Buchlyvie Conservation Area: Character & Appearance (cont.)

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Buildings and Townscape: Buchlyvie

A B

C D

E F

G H Fig 18A: Mill Cottage, mid-late 18th century, exposed rubble masonry, originally harled; B: diagonally opposite on the corner with The Loan, Benard Cottage with distinctive railings; C & D: Wednesday Cottage (C) and Bank Cottage (D) two of several low traditional cottages which are not listed; late Victorian Bank House next to Bank Cottage with gabled dormers; E & F: early 19th century cottages on Main Street, all listed; the group of three (F) consistent in their 3-bay front with later Victorian canted dormers; note the pend to the left of Ferguslie Cottage (E) part of the former smithy, and a small side entrance door on the right; G: Mossview has an attractive art nouveau shop front with corbels supporting the large bay windows above; H: Arivain, unusual red brick buildings and boundary walls, and a Victorian lamp standard remaining in the yard.

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5.4 Open Spaces, Trees and Landscaping The section addresses the role of open space, trees and landscaping on the townscape structure and its effect on the character and relationship of spaces within the conservation area. This includes the contribution made by both public and private green space; natural or cultivated elements; woodlands; individual trees; hedges and other landscaping. Similarly to the built environment, these features may also have historical and cultural significance.

All trees within conservation areas are protected through the Town and Country Planning (Scotland) Act 1997; any lopping or cutting must first be notified to the Planning Authority. In addition, a Tree Preservation Order (TPO) can be placed on any individual tree within or out with the conservation area. Buchlyvie has no TPO designation; however open space, green space and mature trees are represented in the conservation area; some of the most significant features include:

 The area at the foot of Main Street around the burn and opposite Buchlyvie Inn. This large open space, which was originally built on (refer figs 7 & 8), is now partly landscaped with seating (fig 20B). The Buchlyvie burn runs through this area in a culvert turning briefly parallel to Main Street before crossing beneath the road at the Parish Church (figs 22A-C). A low stone wall lines the channel and encloses the culvert at street level. Trees and rough ground line the banks of the culvert screening the modern housing on Baron Court. The burn continues to the south behind Main Street through a small area of ‘commons’ directly behind the feu plot gardens (fig 19C). A footpath returns along the bank of the burn to the lane beside Mossview (fig 19D).

 The village war memorial on a triangular site with small landscaped enclosure and blossom tree (fig 20A).

 Private gardens: there is little planting or green space on Main Street other than later twentieth century houses which have been set back from the road. However, larger gardens and small landscaped areas do make a positive contribution to the streetscape, including:

o Harperstane and Howe Cottages: roadside hedging encloses a large garden with attractive group of mature trees to the rear of Harperstane (indicated on early maps, fig 7) which defines the boundary of the village from the adjoining fields (fig 19F). These cottages, and Wednesday Cottage, retain narrow planting strips to the road frontage with roses, shrubs and flowers (fig 16).

o Benard Cottage: another large garden enclosed off Main Street which affords views north to the distant hills. On its east side the low stone boundary wall and mature garden provides a green enclosure at the head of The Loan (fig 19E). The pavement on The Loan is also softened with a grass verge.

o The Loan: opposite the garden of Bernard Cottage, a landscaped area with grass, border planting and trees contributes to the softer and greener

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character of The Loan. Young trees, front gardens and grass outside the cottages opposite the school continue this theme (fig 19E).

o Large mature Yew tree and other trees forming an attractive arched entrance to The Old Manse.

o A number of large mature trees at the entrance and along the driveway of Dunston.

o Back gardens of the original feu plots to the south-east section of Main Street extend to the semi-wooded area along the Buchlyvie burn.

o Several mature trees on the long plots at the rear of Garshal Cottage, Church Loan Cottage and Homestead.

 The historic graveyard of the former North Church has a number of mature trees including a large Yew tree and ornamental fruit trees (fig 19B).

 Ornamental Yew trees to the front of the Buchlyvie Parish Church (fig 19A).

 Open green space behind the Buchlyvie Primary School and playing fields with a belt of mature trees to the south below the village hall.

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The following table identifies the key open spaces, trees and landscaping which contribute to the character of Buchlyvie:

BUCHLYVIE OPEN SPACE, TREES AND LANDSCAPING

Open Space See public green space

Partly landscaped area at southern end of Main Street (fig 20B) and extending to a small wooded ‘commons’ along the Buchlyvie Burn behind Main Street (figs 19C & D). Public Green Space and Woodlands War memorial in a small landscaped enclosure and blossom tree (fig 20A).

Open green space behind the Buchlyvie Primary School and playing fields with a belt of mature trees to the south below the village hall.

Private gardens, for example:  Main Street: small front gardens to later twentieth century houses; hedging to Bank House, Benard Cottage and Strathendrich (fig 20C).  Harperstane and Howe Cottages: roadside hedging encloses large and attractive gardens;  Harperstane, Howe and Wednesday Cottages retain narrow planting strips to the road frontage with roses, other shrubs and flowers (fig 16);  Benard Cottage: large garden with mature shrubs and trees on its Private Green Space east side which enclose and soften the head of The Loan (fig 19E).  The Loan: trees, border planting, front gardens and grass soften this area providing a contrast to the Main Street (fig 19E).  Back gardens of the original feu plots to the south Main Street, particularly east of Mossview. Stretching back to the commons and wooded Buchlyvie Burn.  Several mature trees on the long plots at the rear of Garshal Cottage, Church Loan Cottage and Homestead.

The graveyard of the former North Church (fig 19B).

Attractive group of mature trees to the rear of Harperstane (fig 19F). A number of large trees in the garden of Howe Cottage. A number of large mature trees at the entrance and along the driveway of Dunston. Landmark Trees Large mature Yew tree and others forming an attractive arched entrance to The Old Manse. North Church including a large mature Yew tree and ornamental fruit trees (fig 19B). Two ornamental fruit trees at the front of the village hall (fig 20F). Ornamental Yew trees to the front of the Buchlyvie Parish Church (fig 19A). Landscaping Features Refer public realm

Table 3: Buchlyvie Conservation Area: Open Spaces, Trees and Landscaping

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Open Spaces, Trees and Landscaping

A B

C D

E F Fig 19A: ornamental Yew trees in front of the Buchlyvie Parish Church; B: a mature Yew and other ornamental trees in the historic graveyard of the former North Church; C: the woodland / commons area alongside the Buchlyvie burn extending to D: the pathway along the burn behind Main Street; E: the softer, greener character of The Loan, note the mature trees to the garden of Benard Cottage at the head on The Loan; F: a significant mature tree belt in the garden of Harperstane Cottage defining the edge of the village from surrounding fields.

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5.5 Public Realm This section describes street and road finishes; street furniture; signage; and associated issues such as car parking. Existence of original and traditional surfaces and elements is stated.

Buchlyvie does not appear to retain any of its original or traditional road surfaces on its main roads and pavements (although this may lie beneath the existing tarmacadam surface).

Stone boundary walls, iron railings and hedging to a number of properties make a positive contribution (refer Table 2; figs 18B & 20C).

There are a number of public spaces in the village. In addition to those outlined in Section 5.4, there is a small paved area around the bus stop on north side of Main Street with the community notice board (fig 20E); and a drystone walled seating area outside village hall (fig 20F).

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Public Realm

A B

C D

E F Fig 20A: the village war memorial within a small landscaped area; B: the landscaped seating area at the foot of Main Street; C: the stone boundary walls, gate piers and hedging of several properties add to the character of the area, as here at Strathendrick; D: the lane which intersects Main Street at Mossview with the footpath along the Buchlyvie burn (fig 19D) signposted to the right; E: the small open area with community notice board and bus stop; F: drystone walled seating area outside the village hall with ornamental cherry tree.

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6.0 Conservation Area Management The Conservation Area Appraisal is a tool in the future management of the area: it is neither a full ‘conservation area study’ nor ‘management plan’. Further specific studies may be required in some areas dependant on their individual conservation needs. As such this section identifies these and provides a basis for formulating and implementing a conservation area management strategy.

This chapter will address the following issues:

 Identify negative factors and vulnerability of the area  Identify buildings which may be at risk  Review of existing conservation area boundaries and suggest refinements  Identify unlisted buildings which may require statutory protection  Assess the effects of Permitted Development and identify the requirement for planning action including the implementation of Article 4 directions

6.1 Negative Factors This section addresses the extent of loss, intrusion or damage in the conservation area. Most conservation areas will contain buildings; gap sites and inappropriate street furniture that have a negative impact on the area detracting from its special character and represent opportunities for change or enhancement.

There are a number of negative factors in the conservation area:

1. Detrimental change The special character and appearance of the buildings in Buchlyvie has been eroded to some extent due to alterations, extensions and inappropriate replacement elements. There is noticeable detrimental change and loss of original fabric to some properties in the conservation area including those which are listed buildings.

Windows and doors A number of properties have inappropriate replacement windows including listed cottages on Main Street (fig 21). Windows are of key importance in the appearance of traditional properties and should be carefully managed. Replacements in uPVC and/or non-traditional fenestration patterns and opening methods are generally unsuccessful and diminish both the character and quality of individual buildings and the character and appearance of the conservation area as a whole. Similarly replacement doors in non-traditional forms and materials detract.

Guidance should be provided by the Planning Authority to allow appropriate protection of the remaining traditional and original fabric and informed replacement where this is necessary.

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Walls The buildings appear to have cement based renders and/or modern film forming paints applied to their masonry walls. In most cases this has been applied to replace traditional lime harling and/or limewash during their repair at a time when our understanding of the role of permeable traditional materials was not well developed. Attention should be drawn to the risk associated with impermeable materials and finishes and opportunities taken to repair in traditional materials when they arise. A number of facades on Main Street have been repainted in strong colours over the last four years (fig 21), contrasting with the general white facades. The use of strong non-traditional colours on walls and stone margins should be carefully considered, with use of historic colour schemes and those of traditional materials being more appropriate to the character of this traditional conservation area.

Roofscape The roofscape of Buchlyvie is a particularly important and prominent feature due to the low storey height of its buildings and the inclined site. There is a distinction between those properties with continuous roof finishes (i.e. no dormers or roof lights) and those with traditional canted bay dormers (generally later Victorian additions). This has created an attractive articulation of the roofscape particularly on Main Street (fig 14). A small number of inappropriate modern ‘Velux’ style rooflights have been introduced to traditional buildings which interrupt the continuous slated roof finish particularly on the low cottages. Detrimentally, many of the original timber sash and case windows have been lost from Victorian canted dormers and several replaced unsympathetically e.g. south side of Main Street (fig 21).

There is a predominance of traditional Scots slate roofs and several good examples of diminishing slate coursing and local Aberfoyle slate (refer Table 2). Some roof finishes are likely to be in need of repair or reslating in the near future. Care should be taken in any roof repair or reslating so as to maintain the principle of the original character of the roof finish and its component parts (chimneys, skews, dormers etc). This will maintain the character and quality the village roofscape particularly as a number of roofs are continuous over more than one property or set gable to gable. Guidance should be provided by the Planning Authority. Detrimentally, a number of properties have concrete tile roof finishes including prominent buildings such as the Buchlyvie Inn (fig 21) and part of the Rob Roy Inn. This is not an appropriate roof finish for a traditional building in this conservation area.

Two properties on Main Street were noted to have solar panels on their principal roof pitch (fig 21). The local authority has Supplementary Planning Guidance on the appropriate siting of solar panels and similar devices in traditional conservation areas and this should be adhered to.

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A B

C D Fig 21A & B: change to paint colours since 2011 (A) introducing strong colour in contrast to general colour palette of the conservation area; B: property in the centre has solar panels on its front roof pitch; C: further strong colours on listed cottages on Main Street, all of which have replacement sash & case windows, those at Mossview are a poor match for the delicacy of the original shopfront; D: Buchlyvie Inn also has poorly detailed replacement windows and also a concrete tile roof which detracts from this prominent traditional property built in 1851.

2. Non-traditional buildings There has been redevelopment within the historic village including a number of early local authority houses from the mid-twentieth century on Main Street. In general these 2-storey terraced properties have maintained a traditional paradigm and the row on the north of Main Street has steep slated roofs with chimney stacks and swept dormers adding articulation to the block. The housing with horizontal windows and red rosemary tile roofs on Montgomery Place is later in date and less in keeping with the character of the conservation area. Similarly, modern bungalows on Culbowie Road built on the rear gardens of houses on Main Street are not sympathetic to the adjacent traditional properties.

3. Public Realm and Setting The large open area at the foot of Main Street around the burn is partly landscaped (fig 20B) however, the general appearance of the remainder of the area is poor and offers the opportunity for enhancement, including the foot bridges and appropriate repair of the stone walls which enclose the burn some of which appear to be in poor condition (figs 22A-C). This area is identified as an Open Space Audit Site in the Buchlyvie Settlement Statement of the Local Development Plan.

Historically, buildings extended further east on Main Street and returned to create a short row along the west side of the burn (refer 1st Ed. OS; fig 7). Whilst this site has not been identified for development, any new building would require careful planning in relation to its materials, scale, orientation and positioning to the street line so that it would not impact

Buchlyvie Conservation Area Appraisal - July 2015 35 negatively on the conservation area. It would be recommended that if this is a possibly, a Development Brief and Masterplan be produced by the Planning Authority in the first instance to ensure appropriate development.

The paved area around the bus stop on north side of Main Street with the community notice board is of poor quality (paving and bollards) with minimal planting (fig 20E); it offers an opportunity for enhancement and further planting.

There is a loss of enclosure on Main Street where a large area of hard-standing and private garages to the west of the village hall detracts from the setting and would benefit from planting or screen hedging. Hard landscaping surface treatments, colours and materials should be carefully considered in the conservation area so as not to detract.

The flat roofed extension to the village hall is of poor design and detracts from the building’s character (fig 22D).

A B

C D Fig 22A–C: the area at the foot of Main Street and along the Buchlyvie burn could benefit from enhancement and repair of the culvert walls; D: the village hall extension and recycling area detract from its attractive setting and could benefit from screen planting or similar enhancement.

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6.2 Summary of Vulnerability The character and appearance of Buchlyvie Conservation Area is largely based a continuity of building scale derived from the original low roadside cottages and continued in later eighteenth and nineteenth century development. There is variety in the architectural styles but all are based on traditional domestic paradigms. The strength of these traditional buildings is in their detail and quality of traditional materials.

Section 6.1 described negative factors which have eroded the special character and appearance of the conservation area. A significant amount of original fabric has been lost, even in listed properties, and replacement has not always been made in appropriate materials or designs. Conservation area management should protect the remaining traditional buildings, open and green spaces, and encourage enhancement when opportunities arise.

In summary, Buchlyvie Conservation Area’s principal vulnerability is:

 A number of significant unlisted properties of townscape value. Changes to these properties will not require Listed Building Consent and therefore require careful management through the planning process where applicable, and awareness of appropriate best practice for the property owners.

 Erosion of original fabric with inappropriate replacement and repair affecting individual properties, their grouping and the wider conservation area context.

 Inappropriately altered listed fabric. This should not be regarded as a precedent.

 Erosion of the roofscape, a key component in the character of low cottages and inclined site. This requires careful management of repair or replacement of roof finishes; any proposed alterations to the roofscape including the introduction of rooflights, dormers, or solar panels; any proposal to remove original roof elements such as chimneys or skews; and any repair or replacement to traditional dormers or cast iron rooflights.

 Erosion of the setting (approach, open spaces, green spaces etc.) by loss or poor management of public realm, green spaces, mature trees, and woodlands; or through unsympathetic development adjacent to the conservation area.

Property owners, the Planning Authority and other stakeholders involved in the conservation area need to be aware the vulnerability of Buchlyvie Conservation Area and manage required changes appropriately.

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6.3 Buildings at Risk and Sensitive Areas This section highlights vulnerable buildings, areas, or issues. Buildings which are vulnerable through vacancy, condition or development threat should be notified to the RCAHMS for consideration on the Buildings at Risk Register.

The former North Church is currently on the Buildings at Risk Register (ref no. 0992). The boundary wall is in poor condition and had partially collapsed in 2011; this area has been partly rebuilt and patched using cement which is not appropriate.

The former Rob Roy Inn on Main Street is vacant. This prominent 2-storey inn comprising two 3-bay houses is an important survivor on this section of Main Street where roadside buildings either side have been lost and redeveloped in the later twentieth century.

Fig 23: (top) former Buchlyvie North Church within its historic graveyard, currently on the Buildings at Risk Register; the boundary wall is in poor condition; (below) the former Rob Roy Inn is a prominent traditional building at the west end of Main Street, currently vacant.

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6.4 Conservation Area Boundaries This section identifies any changes required to the conservation area boundaries.

The conservation area boundary has been drawn to include the historic village. Whilst this is understandable, it includes a significant number of newer twentieth century houses that have been constructed on former sites and in garden ground. The Loan contains a number of properties which do not relate to the character and appearance of the conservation area, for example Montgomery Place. There are also a number of modern detached villas at the south-west end of Main Street to the rear of properties. It should be clearly understood that these properties do not define the character and appearance of the conservation area.

The conservation area boundary was re-designated in August 2014 to include all of the primary school and its grounds, previously only partly included within the conservation area.

Fig 24: Buchlyvie Conservation Area, 2014 boundary extension outlined in blue. © Crown

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6.5 Potential Listed Buildings This section identifies any buildings which may merit additional protection through listed building legislation.

Listed buildings in the conservation area are illustrated in figure 17 and listed in Appendix B, Table 4.

One building has been identified for statutory listing during the course of this report: Harperstane Cottage, an attractive low cottage marking the entrance to the conservation area in the west and providing an important and significant introduction to the character of earlier vernacular properties in the historic village.

Notwithstanding this, buildings identified either through this appraisal, or by other means, as having some architectural or historic interest, but which do not meet Historic Scotland’s criteria for inclusion in the statutory List of listed buildings maybe included in a local list compiled by Stirling Council.

6.6 Opportunities for Development This section identifies where development could enhance the character of the conservation area.

“Designating a conservation area does not mean a prohibition on development. It does mean carefully managing change to ensure that the character and appearance of these areas are safeguarded and enhanced for the enjoyment and benefit of future generations.” (PAN 71: Conservation Area Management, 2005, 1)

“Physical change in conservation areas does not necessarily need to replicate its surroundings. The challenge is to ensure that all new development respects, enhances and has a positive impact of the area.”

(PAN 71: Conservation Area Management, 2005, 4)

The Planning Authority should promote the use of development briefs for key sites and encourage applicants to provide design statements for significant sites within or immediately adjacent to the conservation area. Development briefs and design statements should take account of the context of the conservation area as outlined in this appraisal, and demonstrate both an understanding of the special characteristics of the area, and that development will preserve or enhance the character and appearance of the conservation area.

6.7 Opportunities for Planning Action Stirling Council, primarily through Development Management and Enforcement, should ensure that the special interest created by the historic form and special qualities of the conservation area outlined in this report are not eroded by poor quality development, unsympathetic alteration and replacement, and inappropriate repair.

The previous draft of this appraisal recommended the use of an Article 4 Direction for Buchlyvie Conservation Area in relation to those issues outlined in sections 4.0 and 5.0.

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However, it is considered that the recent changes to the General Permitted Development Order (GPDO) that took effect on 6th February 2012, remove the need for such an Article 4 Direction. Planning Permission is now required for most development within conservation areas including alterations and extensions to buildings, walls, gates and railings, creation or alteration of hard-standing areas, satellite and micro-renewals equipment. The need for Article 4 Directions to further control development that is of a non-householder nature will be assessed on a priority basis across all of Stirling Council’s conservation areas.

Whenever required statutory consents are not obtained for development, enforcement action should be taken to ensure the protection of the special character and appearance of the conservation area.

6.8 Opportunities for Enhancement The following should be considered:

 Enhancement of the open space at the foot of Main Street including improvements to the foot bridges and appropriate repair of the culvert walling which encloses the burn.

 Enhancement of the small open area at the community notice board on Main Street.

 Screening of the modern extension and recycling area at the village hall.

 Appropriate reuse and repair of the former North Church including urgent attention to repair the boundary walls.

Generally Enhancement would be achieved through the encouragement of appropriate reinstatement of lost elements (e.g. traditional windows and doors) and appropriate repair, particularly to masonry walls. Enhancement requires Development Management to encourage reinstatement when opportunities arise, support repair over replacement, and where replacement is absolutely necessary, that replacements follow strict guidance on appropriate materials and design. Raising awareness of the quality, practicality and overall contribution made by traditional materials and design would assist property owners.

6.9 Monitoring and Review As outlined in PAN 71 (2005) consideration should be given as to how to “put in place appropriate monitoring indicators and agree a mechanism for review”. Regular review of the conservation area should set management priorities and seek to identify opportunities for enhancement. Justification for designation and validation of boundaries should also be reviewed on a regular basis.

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Bibliography National Policy and Advice The Planning etc. (Scotland) Act 2006 The Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 Town and Country Planning (Scotland) Act 1997 Historic Scotland (2009): Scottish Historic Environment Policy (SHEP) The Scottish Office (2014): Scottish Planning Policy (SSP) Historic Scotland (1998): Memorandum of Guidance on Listed Buildings & Conservation Areas Scottish Executive Development Department: Planning Advice Note 52 (PAN 52): Planning Advice Note: Planning in Small Towns Planning Advice Note 65 (PAN 65): Planning and Open Space. Planning Advice Note 68 (PAN 68): Design Statements Planning Advice Note 71 (PAN 71): Conservation Area Management (2005)

Publications Bureau, J R (1996): Buchlyvie A Village in Stirlingshire, Stirling Library Services English Heritage (1997): Conservation Area Appraisals Fleming J S (1902): Ancient Castle and Mansions of Stirling Nobility, Stirling Gifford G (2002): Stirling and Central Scotland, Yale University Press, London Groome F H (1883): Ordnance Gazetter, Vol.IV, Edinburgh: Grange Publishing Works Hood, J (2000): Old Aberfoyle, Thornhill and the Forth Villages, Stenlake Publishing, Ochiltree Lynch K (1977): The Image of the City MIT Press McKean C (1985): Stirling & the Trossachs, An illustrated architectural guide, Rutland Press, Edinburgh NSA (1834-45): Second ‘New’ Statistical Account, County of Stirling, accessed at http://stat-acc- scot.edina.ac.uk OSA (1791-99): First ‘Old’ Statistical Account, County of Stirling accessed at http://stat-acc-scot.edina.ac.uk RCAHMS (1963): Stirlingshire: An inventory of the Ancient Monuments Vol. 1 & Vol. 2, HMSO, Edin. Stirling Council (2014): Local Development Plan

Other sources Cook, M (2014): notes from Stirling Council Archaeologist Murray Cook, November 2014.

Maps Adair J (1685): A Mape of the countries about Stirling Grassom J (1817): To the Noblemen & Gentlemen of Stirlingshire Ordnance Survey (1861): 1st Edition Ordnance Survey, Stirling Council license Ordnance Survey (c.1896): 2nd Edition Ordnance Survey, Stirling Council license Roy (1747-1755): Military Survey of Scotland, permission of the British Library Board

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Appendices

Appendix A

Lynch K (1977): The Image of the City MIT Press

4 categories from Lynch’s analysis have been adapted for use in the appraisal to describe the basis urban structure of the conservation area.

1. PATH or route a) most influential factor in our ‘image’ of the environment b) channels along which the observer moves e.g. motorways, streets, pedestrian streets, residential pathways etc c) traditional focus of major urban design projects d) importance of land use and spatial qualities

2. EDGE (urban) a) linear elements not used or considered as paths e.g. railway tracks, city walls, edges of development areas b) act as boundaries between two distinct areas i.e. can cause isolation c) most dominant are continuous in form and impenetrable to cross movement Green Edges have been used to indicate strong areas of open green spaces and / or strong enclosures created by green space, trees or other landscaping features.

3. DISTRICT or Character Area Smaller parts of an area which can be differentiated by a) physical character – layout –design – architectural style or period b) land use – residential – commercial – industrial

4. LANDMARK a) External points of reference b) Usually vertical built form which can be seen throughout the area or beyond c) Prominent natural features d) Local townscape features

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Appendix B

Listed buildings (Feb 2015) within the conservation area boundary are:

HBNUM ADDRESS CATEGORY LIST DATE 8157 PARISH CHURCH C 06/09/1979 8158 FORMER ASSOCIATED SYNOD CHURCH B 05/09/1973 8159 SPITTALTON HOUSE B 05/09/1973 8182 MAIN STREET, MILL COTTAGE B 23/09/1988 8183 MAIN STREET, MOSSVIEW WITH SHOP C 22/06/1989 8184 MAIN STREET, MARFIELD C 22/06/1989 8185 MAIN STREET, RHUALLAN C 22/06/1989 8186 MAIN STREET, FERGUSLIE C 22/06/1989 8187 MAIN STREET, WILLOW COTTAGE C 22/06/1989 13668 MAIN STREET, GARYVARD C 23/09/1988 STATION ROAD, NORTH MANSE WITH 45584 C 10/07/1998 GATEPIERS, GATE AND BOUNDARY WALLS OFF MAIN STREET, ARIVAIN WITH ANCILLARY 45585 STRUCTURES, BOUNDARY WALLS, C 10/07/1998 GATEPIERS AND GATES Table 4: Buchlyvie Conservation Area: Listed Buildings

For further information, or updates on current listed buildings refer to Historic Scotland website www.historic-scotland.gov.uk or Stirling Council’s Planning Department.

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