Moffat Conservation Area Character Appraisal and Management Plan Conservation Area Character Appraisal Moffat Dumfries and Galloway 2019 January Groves-Raines Architects Ltd. CONTENTS FOREWORD 19th Century 15 Part II: MANAGEMENT 20th Century - Present 17 1. INTRODUCTION Current Development Plan 18 5. OPPORTUNITIES FOR ENHANCEMENT Background 1 3. TOWNSCAPE APPRAISAL Location 2 Boundary Refinement 67 Designation 2 Topography 19 Proposed Amendments of the 68 What Is a Conservation Area? 2 Approaches and Gateways 20 Current Conservation Area What Does Conservation Area 2 Street Pattern 21 Boundary Status Mean? Plot Pattern 23 Opportunities for Enhancement 72 Planning Controls in a 3 Open Spaces 23 Information and Advice 75 Conservation Area Views and Landmarks 25 Article 4 Directions 76 Character Appraisal and 4 Activities and Uses 26 Planning Enforcement 76 Management Plan: Policy Architectural Character 27 Architectural and Artistic Lighting 77 Context and Purpose 4 Key Buildings 30 Grants 77 National Planning Policy 4 Building Materials 42 Local Development Plan 78 Local Planning Policy 5 Townscape Detail 44 Improved Access, Interpretation, 78 Moffat Conservation Area 6 Permeability and movement 47 Education and Community Purpose of Moffat Conservation 6 Gaps Sites, Vacant and 48 Engagement Area Character Appraisal and Unoccupied Buildings Management Plan Condition 50 6. BIBLIOGRAPHY 79 Public Art & Lighting 52 Part I: APPRAISAL Public Realm 55 APPENDIX I Trees and Landscape 57 High Street Elevations 2. HISTORICAL DEVELOPMENT 4. CHARACTER ASSESSMENT APPENDIX II Statutory and Other Powers for Regional Context 8 Assessment of Buildings 59 Management of Conservation Archaeological Interest 9 Character Zones 61 Area Early History 10 Key Features 65 17th Century 12 Key Challenges 66 APPENDIX III 18th Century 12 Listed Buildings Academy Road 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) Conservation Area Character Appraisal MOFFAT FOREWORD In recognition of the quality of the historic townscape and as part of initiatives aimed at supporting funding applications for enhancement and improvement, including an application 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 View looking up towards Hartfell Spa from Old Edinburgh Road Conservation Area Character Appraisal MOFFAT 1. INTRODUCTION Map of Moffat, showing current conservation area boundary Background Council Region. The town lies Dumfriesshire Council which, following approximately 1 mile from the A74(M), local government reorganisation in This is a combined document being both the main route between Scotland and 1975, joined with its two adjacent county an appraisal of Moffat Conservation Area England, and is set in open countryside authorities to become Dumfries and and a management plan. It has been in the Moffat Hills. The population of Galloway Council. The first conservation prepared in accordance with the guide- the town is approximately 2,500 as at area designation was later modified in lines set out in the Scottish Govern- the last census, with a further 1,500 on 14th February 1977. ment’s Planning Advice Note 71 (PAN located within the rural hinterland of the 71) Conservation Area Management: town, and has increased over recent During the course of this appraisal the Planning Advice. years, accelerated by new housing character of immediately adjoining areas development. The main local industries was also considered and as a result Location are tourism, agriculture and forestry. there are boundary changes proposed which will form part of a consultation on Moffat is located in the district of Designation the whole document. Annandale in the Scottish Borders, around 21 miles north of Dumfries Moffat Conservation Area was first and within the Dumfries and Galloway designated on 8th April 1970 by Page | 1 Conservation Area Character Appraisal MOFFAT Historic image of Hight Street What is a Conservation Area? rural villages. that new development is unacceptable, but care must be taken to ensure that Conservation Areas were first introduced Character is defined by the age, design the new development will not harm in the UK in 1967 and the Planning and layout of buildings and streets in the character or appearance of the (Listed Buildings and Conservation the area as well as geology and local area. This means that design for new Areas) (Scotland) Act 1997 provides industry and economy. How the area development must demonstrate how it the current legislative framework for has developed historically is also a key will achieve this by referring carefully to their designation. Section 61 of the factor.the entire area and enhancing its character and context. Act defines a conservation area as: special character. ‘‘an area of special architectural What Does Conservation Area Status or historic interest, the character mean? or appearance of which it is desirable to preserve or enhance.’’ In a conservation area it is both the buildings and the spaces between them that are of architectural or historic All planning authorities are required by interest. Planning control is therefore this Act to determine which parts of their directed at maintaining the integrity of area merit conservation area status. the entire area and enhancing its special Dumfries and Galloway currently has 36 character. designated conservation areas varying in character from coastal towns to inland Conservation area status does not mean Page | 2 Conservation Area Character Appraisal MOFFAT Planning Controls in a Conservation hard surfaces, or changing windows the potential to impact negatively on the Area and doors. Development management character of the conservation area. In decisions will consider the impact of most cases Planning Permission will be Current legislation requires that the proposals on the appearance of the needed. permission is sought for the following property, the effect on its neighbours works within a conservation area: and the effect on the character of New buildings proposed within a the whole of the Moffat Conservation conservation area will need Planning Demolition of all or the most of a building Area. Sometimes alternative designs Permission. The design and choice of requires Conservation Area Consent. may be requested which will not have material should take account of the site The decision to allow demolition will a detrimental impact on character but and the character of the surrounding depend on the intended use of the may achieve a similar outcome. buildings and spaces. land afterwards and may require that a design has been prepared for any new Trees in conservation have special Pre-application advice may be sought in buildings or other structures proposed protection. Proposals to take branches advance of finalising or submitting any on the site. Conservation area consent off or fell a tree or carry out work to proposals and the links to the guidance applications are made online through its roots need to be notified to the and forms are found on the following Dumfries and Galoway Council’s Council giving sufficient time for the web page: website. impact of the proposal on the character of the conservation area to be fully http://www.dumgal.gov.uk/article/15327/ Alterations or additions to buildings considered. Sometimes the trees will Planning-advice-and-enquiries require Planning Permission such as be considered important enough for the small house extensions, roof alterations work to be refused or amended. The Scottish Government has produced including dormers and roof windows, a guidance document on Householder changes to chimneys, stone cleaning Attachments such as satellite dishes Permitted Development Rights (see or elevation painting, rendering or have more restrictive controls in www.scotland.gov.uk). other forms of cladding, provision of conservation areas where they have 2011 Moffat aerial view mainly showing High Street and Academy Road Page | 3 Conservation Area Character Appraisal MOFFAT Character Appraisal and Management those towns surveyed. The report led to a positive contribution to the character Plan: Policy Context and Purpose a number of initiatives, one of which is of the conservation area; and, that to address the backlog of investment in conservation area appraisals should Since the 1990s it has been recognised the historic fabric and character of small inform development management that historic buildings and the wider towns in order to support economic decisions.