EAST POLLOKSHIELDS
PARK
CONSERVATION AREA APPRAISAL
DRAFT 2018
DRAFT COPY Cover images - 1 Kelvingrove Park Gateway to Kelvingrove Street / 2 Kelvingrove Park, Robert’s Memorial / 3 Woodlands Terrace / 4 Aerial of Park Circus PARK DRAFT
2 INTRODUCTION 12 CHARACTER ASSESSMENT
Location Introduction Definition of a Conservation Area Assessment of Buildings What Does Conservation Area Status Mean? Key Features Purpose of a Conservation Area Appraisal Key Challenges Designation Unlisted Buildings of Townscape merit
4 HISTORICAL DEVELOPMENT 16 CONSERVATION AREA BOUNDARY
Medieval History 18th Century 19th Century 1900 – Present
CONTENTS
1 2
1 2
6 TOWNSCAPE APPRAISAL 18 PRESERVATION AND ENHANCEMENT
Topography Introduction Gateways Opportunities for Preservation and Enhancement Conservation Area Boundaries and Edges Grants Street Pattern Plot Pattern Open Space 20 ARTICLE 4 DIRECTIONS Circulation and Permeability Views Activities/Uses 21 CITY DEVELOPMENT PLAN Architectural Character Building Materials Townscape Detail 22 FURTHER INFORMATION Landscape and Trees Condition 23 BIBLIOGRAPHY
1 Decorative detail, 4 Park Gardens / 2 View of Park skyline from Hill Street
DRS/2018/1 PARK DRAFT
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INTRODUCTION legislative framework for the designation of status does not mean that new development conservation areas. is unacceptable, but care must be taken to ensure that the new development will not harm A conservation area is defined in the Act as the character or appearance of the area. “an area of special architectural or historic Location interest, the character or appearance of which Under current legislation, conservation area it is desirable to preserve or enhance”. designation automatically brings the following The Park Conservation Area is located to the works under planning control: west of Glasgow city centre. It is bounded to the south by Gray Street, Derby Terrace Lane All planning authorities are required by this ● Demolition of buildings through to Fitzroy Lane, Sandyford Place Lane Act to determine which parts of their area through Elderslie Street and along Kent Road. merits conservation area status. Glasgow ● Removal of, or work to, trees To the north it is bounded by the River Kelvin currently has 25 Conservation areas varying and Eldon Street, to the east by Woodlands in character from the city centre and Victorian ● Development involving small house Road and North Street/Motorway and to the residential suburbs to a rural village and extensions, roof alterations, stone cleaning or west by the western boundary of Kelvingrove former country estate. painting of the exterior, window replacement, Park and a short stretch of Dumbarton Road provision of hard surfaces, works to which becomes Argyle Street returning into What Does Conservation Area Status boundaries and additional control with respect Sauchiehall Street. Mean? to satellite dishes.
Definition of a Conservation Area In a conservation area it is both the buildings Where a development would, in the opinion and the spaces between them that are of of the planning authority, affect the character Conservation areas were first introduced by architectural or historic interest. Planning or appearance of a conservation area, the the Civic Amenities Act 1967. The Planning control is therefore directed at maintaining application for planning permission will (Listed Buildings and Conservation Area) the integrity of the entire area and enhancing be advertised in the local press providing (Scotland) Act 1997 provides the current its special character. Conservation area an opportunity for public comment. Views
1 Park Conservation Area / 2 View Wodlands Terrace looking west / 3 View 18 - 22 Park Circus
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expressed on material planning grounds residents and property owners to be public consultation), will be regarded as are taken into account by the local planning aware of the key features which together supplementary to the policies set out in the authority when making a decision on the create the area’s special character and City Development Plan (2017) and will have application. appearance. the status of ‘material consideration’ in the assessment of development proposals. In order to protect the conservation areas, designation requires the City Council to The purpose of this conservation area It is recognised that the successful formulate and publish proposals for their appraisal is to define what is important about management of conservation areas can only preservation and enhancement. the character and appearance of the area; be achieved with support and input from to identify its important characteristics and stakeholders, and in particular local residents Local residents and property owners also ensure that there is a full understanding of and property owners. have a major role to play in protecting and what is worthy of preservation. It identifies the enhancing the character and appearance area’s special features and changing needs Designation of the conservation area by ensuring that through a process which includes researching properties are regularly maintained and its historical development, carrying out a Glasgow City Council approved the original features retained. detailed townscape analysis and preparing a designation of the Park Conservation Area in character assessment. 1969, with the boundary extended in 1990. Purpose of a Conservation Area Conservation area appraisals provide an Appraisal opportunity to reassess current boundaries, to make certain that they accurately reflect Conservation area designation should be what is of special interest and ensure that regarded as the first positive step towards an they are logically drawn. This document area’s protection and enhancement. will provide a framework for the controlled and positive management of change in Planning authorities and the Scottish the Park Conservation Area and form a Government are required by law to protect material consideration in planning decisions conservation areas from development which in the area. It will also identify opportunities would be detrimental to their character. It is and priorities for enhancement. The necessary therefore for planning authorities, finalised version of this appraisal (following
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circa 1860
1 Historical Mapping © Crown copyright and Landmark Information © Crown Copyright and database right 2018. All rights reserved. OS Licence No. 100023379
HISTORICAL DEVELOPMENT
Medieval History
During Medieval times the area was characterised by estates flanking the River Kelvin, with agricultural uses and woodlands. The River Kelvin was also noted for its mills and early records show these present during the mid-1500’s.There was a snuff mill at Clayslaps, where the Kelvingrove art gallery and museum is now located.
18th Century 2 As trade brought prosperity to the city, wealthy industrialists purchased country estates outwith the then city boundaries in the area now known as Park. Glasgow Provost Patrick Colquhoun (1745-1820), a wealthy tobacco lord, purchased an estate near the Kelvin and built Kelvingrove House in 1782 as a country seat. Part of these estates form the basis of the present Kelvingrove Park and the area was noted for its woodland or sylvan character.
19th Century
During this century Glasgow expanded westwards. Work began on the buildings in this area in the early 1830’s. Woodside Crescent and the more gentle eastern and southern slopes of Woodlands Hill were laid out. Unfortunately, the exact chronology of subsequent developments is unclear.
During the early to mid-nineteenth century the then town council bought
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1 Historical Map c1860 / 2 Kelvingrove Park c 1890 / 3 Aerial c1930 / 4 Historical map c1920
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circa 1920
Historical Mapping © Crown copyright and Landmark Information © Crown Copyright and database right 2018. All rights reserved. OS Licence No. 100023379 4 the estates of Kelvingrove and Woodlands, as well as parts of other Within the areas built since the 1830’s some buildings have been lost estates such as Clairmont and Woodside. In the 1850’s, Charles due to redevelopment and the sites rebuilt on an infill basis. While some Wilson (1810-1863) was commissioned by the City to produce a feu redensification has taken place with mews development within rear plan to complete the development at Park. The design of Park Circus gardens, fronting lanes, some sites remained vacant. In particular the site was based on geometric principles culminating in an oval area at Park Quadrant which was originally fued for housing but not developed. of private amenity space with residential terraces which have A recent Planning Application has however been approved and works are regular plot patterns and a central axis through the development. now on site for a residential development. The residential layout reflected a feuing pattern which allowed for terraced town houses facing each other across areas of communal The Kelvingrove Park bandstand was erected in the 1920s and continued garden. Along with Wilson’s plans for Woodlands Hill, Sir Joseph in operation until the late 1990’s. Recently the bandstand was brought Paxton was commissioned in 1854 to lay out a new park. The back into use as a venue for the 2014 Commonwealth Games in Glasgow. remainder of the former mature wooded estates along the River Thereafter the property has continued to operate as a live music and Kelvin then became Kelvingrove Park, known also as the West End events venue. Park. It was laid out between 1852 and 1867. During the 1960’s the nave of Park Church was demolished and an office The Park was added to in the 1870’s and the Stewart Memorial development erected. The tower of the church remains as a landmark at Fountain built in 1872 in commemoration of the introduction of a the top of Lynedoch Street. water supply from Loch Katrine into the city. During this period the former Kelvingrove House became Glasgow’s first public museum. Bowling greens, pathways, fountains, bridges, monuments, pavilions, bandstands, amphitheatre, ponds and ornamental gardens were all developed in the Park.
Further building of tenement properties, rather than terraces, took place as the city expanded west and south.
1900 - Present
Relatively little development has occurred in the area during the twentieth century and the early part of the twenty-first century.
The present art gallery and museum was built at Kelvingrove on the Clayslaps lands for the 1901 International Exhibition, replacing Kelvingrove House which was subsequently demolished. Some other buildings were built for the exhibition but of these only the Sunlight Cottages survive.
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Topography
Woodlands Hill is a drumlin feature and this helps determine the special character of the townscape. The ground slopes steeply away to the valley of the River Kelvin in the west. To the north, south and east the slopes of the drumlin are more gradual. The southern slopes become almost level south of the Park and the terraces off Sauchiehall Street.
Gateways
There are several identifiable gateways into the area. One of the main gateways into Kelvingrove Park is formed by Kelvin Way which bisects the Park to north and south. The Partick Bridge entrance to the Park also forms a gateway from the west.
The main gateway into the heart of the built up area of Park Circus is from Lynedoch Street in the east, although there are others to the north and east. There is a further gateway into the area from Charing Cross where it meets Sauchiehall Street and from the Eldon Street entrance to Kelvingrove Park to the north of the area.
Conservation Area Boundaries and Edges
The edge of Kelvingrove Park forms a strong boundary to the north, west and southwest. Towards the south the boundary becomes less coherent and more fragmented as it encounters various tenements and terraces. To the east there is a clear edge along Woodlands Road.
Street Pattern
The street pattern reflects the early TOWNSCAPE APPRAISAL importance of Sauchiehall Street as a route to the west. Early terraces to the north followed the contours of the drumlin to create an oval “circus” on the hilltop. The contours similarly influenced a grid iron layout on the lower slopes characterised by long sweeping terraces running east/west. This is especially apparent in the terraces north and south of Sauchiehall Street.
Plot Pattern
Within the built up area, plot patterns are very regular and are based on geometric principles. Where redevelopment has taken place, original plot patterns have not been respected and generally such plots have been enlarged.
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1 St. Judes - Free Presbyterian Church, Woodlands Road / 2 Townscape Character Assessment
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2 © Crown Copyright and database right 2018. All rights reserved. OS Licence No. 100023379 and database Copyright right 2018. © Crown 2
Open Space main thoroughfare. Roads are wide with high kerbs, having originally been used for carriages. A traffic management scheme is in place which Parks, pleasure gardens and open space are very significant features controls parking but also restricts traffic circulation. of the Park Conservation Area. Kelvingrove Park (formerly known as the West End Park) covers an extensive area from the edge of Park Views Terrace to the west of the River Kelvin, where it meets the campus of Glasgow University. Kelvingrove Park is designated as a Garden and The contrasting heights within the conservation area make for Designed Landscape (listed in the Inventory of Gardens and Designed spectacular views both within and through the conservation area itself as Landscapes in Scotland by Historic Environment Scotland) and in the well as views towards the area looking from afar. The Trinity Towers and City Development Plan as a Site of Special Landscape Importance. the tower of the former Park Church form a landmark feature and coupled with the roofline of Park Circus contributes to what has been termed the The majority of the terraces along Sauchiehall Street have landscaped Park area’s “ remarkable silhouette”. There are also notable views from areas with mature trees fronting the pavement. Terraces built stepping Park Circus to Glasgow University and vice versa. Views from the top up the hill are laid out with pleasure gardens between, which are of the hill at Park Circus give panoramas across the City and along with predominantly for the private use of residents/occupiers. Other areas of those iconic landmark buildings which give the silhouette; views are one public open space include Derby Street / Kelvingrove Street (previously of the major identifying features of the Park Conservation Area. site of a church), an area to the east of Kelvingrove Park (Cliff Road/ Park Drive), the bowling greens in the Park that face Sauchiehall Street, and Activities/Uses also fronting Woodlands Road. When built, the terraces within the eastern part of this area were used Circulation and Permeability as residential townhouses. Subsequently this character changed and the area developed a mixture of uses including offices, institutional The area enjoys significant permeability for both vehicular and pedestrian uses and hotels. Over the last decade there has been a move away traffic. There is a network of formal pedestrian pathways through from such uses in the area and a return to housing. While a few single Kelvingrove Park to civic buildings, park features and other parts of the original town houses remain in residential use, with some more recently conservation area, as well as connecting to adjacent areas. In addition converted back to single dwellings, the properties have become typified Charles Wilson’s plan for the area included magnificent stairways by subdivision into flatted property. Elsewhere tenement properties have connecting the top of the hill to the lower terraces. This also increases tended to retain their traditional mix of residential accommodation on permeability for pedestrians within the built up area and is further upper floors and commercial, retail, restaurant and public house uses on enhanced by lanes to the rear of most of the terraces. Those fronting the ground floors. In addition, some of Glasgow’s main civic and cultural Sauchiehall Street however have access roads only, set back from the buildings are located in this area including Kelvingrove Museum and Art
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Gallery and the Mitchell Library. A substantial part of the area is open the west. This is enhanced by its scale and the design of the roofs in space comprising areas for both public and private use. particular. Unlike Park Circus where the character of the terraces is more classical and unified, Park Terrace is more Victorian in character and is Architectural Character more exuberant in its detailing. The roofs are reflective of French pavilions with high, strong almost mansard profiles, curved dormers, decorative The area is predominantly characterised by magnificent terraces and metalwork and rhythm of different heights. The vertical emphasis of the crescents listed either Category A or B, areas of tenements, important facades is accentuated by two storey bay windows. The other outer civic buildings and a designed park landscape with a rich heritage of park terraces on the hill top such as Park Quadrant are straighter, with more buildings, statues and fountains within its boundaries. There is a limited uniform facades and rooflines, but responding to the topography by palette of materials throughout the buildings which lends a unity to the stepping down the hill. architecture of the area. The earliest terrace was Woodside Crescent, designed by George Smith. The centrepiece of this area of outstanding architecture and early town The terrace steps northward up the hill, curving west into Woodside planning is Park Circus. Curving terraces form a flattened concave oval Terrace. Further west again, Claremont Terrace was built in 1842 as around a central communal pleasure garden. They are predominantly wings to a mansion built by John Baird. These terraces are characterised three storey with basements and attics. The proportions of the terraces by end and middle pavilions with fluted columns and porticos to are stately and of Georgian style, but the detailing was innovative and entrances. Pavilions have double sets of columns with carved stonework reflected the Victorian period. The ground floor level has details such and balustrades. Claremont Terrace has decorative wrought iron railings as alternating bands of plain and vermiculated stonework, varied above the porticos. Entrances with columns and porticos are present on to emphasise windows, keystones above doors, narrow windows some, but not all, terraces. Some terraces such as Lynedoch Crescent on either side of the door and sash and case windows with the upper have porticos on the taller buildings within the terrace. portion smaller than the lower one. Park Circus has three accesses or “gateways”. Park Gate is formed by end pavilions of terraces facing each Many of these stone buildings have unfortunately been painted in the other across the street with traditional mews properties fronting the lanes past, predominantly in shades of off-white cream. This has affected the to the rear of the terraces. Park Circus Place is formed by terraces facing character and has in some cases contributed to damage to the stonework. each other however this breaks with the site of the former Park Church. Generally the roofs have retained their original natural Scottish slate Only the tower of the Church remains, having been incorporated into a finish albeit a few roofs have been tiled using modern roof tiles. commercial building which was later reclad and included in a residential conversion. Park Street South is also defined by end pavilions from the Possibly the most important architectural characteristics of this area, terraces. in terms of their contribution to the city’s skyline, are the three towers of the former Free Church College which was designed by Charles Wilson Surrounding Park Circus is a series of other terraces, which due to their together with the tower of the former Park Church. Woodlands Parish elevated position are visible from many vantage points across the city. Church also contributes but sits at the bottom of the hill to the north. Park Terrace, which was built before Park Circus, is convex in character These are important landmarks for the City. reflecting the contour at the top of the hill. It enjoys uninterrupted views across Kelvingrove Park and similarly enjoys the greatest visibility from
1 View west from Hill Street to Park Conservation Area / 2 St. Andrew’s Halls/ 3 Decorative stone balustrades, Park Gardens stairway
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There are important cultural and civic buildings which contribute to the richness of the architectural quality of the area such as the Mitchell Library (incorporating the former St. Andrew’s Halls), Kelvingrove Art Gallery and Museum, the former Queen’s Rooms at La Belle Place, and the various listed buildings, statues and fountains within Kelvingrove Park. In addition, outwith the Park there is a fountain at the foot of Woodside Crescent (the Category B listed Cameron Memorial Fountain), and a modern statue at Woodlands Gate.
Also contributing to the architectural character are the steps linking the different levels of terraces. These are separately listed structures, and formed part of Charles Wilson’s overall design concept. Some of the steps are in natural stone, some are granite. Stone balustrades are unifying features and some flights are straight, others such as the Clifton Steps are designed to lead from one flight into two.
There have been a few modern interventions on gap sites or redevelopment of existing buildings. Some of these detract from the quality of architecture in the area.
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Building Materials
The traditional building materials found in Park Conservation Area are: - l sandstone l natural Scottish slate l timber sliding sash and case windows l glass; clear etched and stained l cast iron l wrought iron l brick rear boundary walls l lead l copper l Caithness slab 1 2 l granite
Modern materials include:- l render l paint l roof tiles l upvc windows l plastic guttering/downpipes 3 l tarmacadam
Townscape Detail
A variety of unique townscape details enriches the character of the Park Conservation Area: - l decorative wrought iron roof ridges l decorative railings around rows of chimneys l chimneys with original pots l rounded dormers with decorative finials. l heavy cornices with dentils l leaded, etched and stained glass windows l stained glass rear extensions l cast iron as decorative construction
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1 Decorative granite piers with cast iron lamp, Park Gardens stairway / 2 Window detail, 22 Park Circus / 3 Decorative stone staircase, Park Gardens / 4 Decorative cast iron railings, Woodlands Terrace
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l fountains 5. Open Space ; (Park Quadrant (North of)), l statues (Park Drive), (Woodlands Road). l cast iron railings 6. Communal/Pleasure Gardens : l copper dome (Park Circus), (Woodlands Terrace), l carved stonework (Lynedoch Street), Clairmont Gardens, l sliding timber sash and case windows (Claremont Pass (Triangle), (Woodside Place), l solid timber storm doors (Royal Crescent), (Clifton Place), l front doors with stained/etched glass (Sandyford Place), (Somerset Place), l high kerbs/carriage steps (Newton Terrace), (Newton Place). l cast iron boot scrapers
l mews cottages Condition
l cobbled lanes The buildings and gardens within the 5 conservation area are generally well l stone and granite staircases maintained. There is limited evidence of traditional materials being replaced with l brick walls to lanes inappropriate modern materials including tiled roofs and upvc windows. Historic painting l gates and piers of properties is present which may result in damage to fabric – as can unregulated stone cleaning and repair. In particular the use of Landscape and Trees inappropriate render repair mediums can be damaging to stonework. These are vital and very significant elements of Park Conservation Area. Mature trees are present in all parks, pleasure gardens, and incidental areas of open space whether private or 6 public making a fundamental contribution to the area’s character. Kelvingrove Park is designated as a Garden and Designed Landscape (listed in the Inventory of Gardens and Designed Landscapes in Scotland by Historic Environment Scotland), in the City Development Plan as a Site of Special Landscape Importance and is integral to the character of the Conservation Area. The following designations also apply:
1. Ancient, Long-Established or Semi- Natural Woodland (SNH); woodland below the university on nothern bank of River Kelvin(Kelvingrove Woodland).
2. Site of Importance for Nature Conservation; River Kelvin and its banks. (River Kelvin).
3. Green Corridor; River Kelvin (River Kelvin)
4. Sites of Special Landscape Importance; Parkland, (Kelvingrove Park).
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5 Decorative iron work, Park Gardens / 6 Cobbled lane, Park Terrace Lane / 7 Stewart Memorial Fountain, Kelvingrove Park
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Listed Buildings
Buildings that are “listed” have already been assessed by Historic Environment Scotland as being of special architectural or historic interest and are included on the Scottish Ministers statutory list.
There are many fine listed buildings in Park Conservation Area, which are described in the Architectural Character section of this Appraisal. Listed buildings contribute positively to the appearance of the conservation area, provide points of interest and enrich the areas special character. Listed buildings and their categories e.g. A, B or C are identified on the map in Figure 2.
Unlisted Buildings of Townscape Merit
There are very few buildings which are not listed within Park Conservation Area. However, of those that are not listed many make a positive, visual contribution to the character and appearance of the Conservation Area. These include the unlisted tenement buildings in the western portion of the Conservation Area around Bentinck Street. These properties help to define the historic street pattern of Park and are integral to the character of the Conservation Area. These are not landmark buildings however they are component parts of the planned residential suburb which unify the townscape in terms of their age, height, building line and palette of materials.
Key Features and Key Challenges
1 Having carried out a detailed assessment of buildings and areas it is now possible to identify:-
The Key Features which define the special CHARACTER ASSESSMENT architectural and historic character of the area and
The Key Challenges, inappropriate elements which detract from the character and appearance of the area. Introduction Key Features Having examined the townscape of Park Conservation Area, it is now possible to identify those features which contribute to its character and appearance as an area of special architectural and Street Pattern - The street pattern respects the historic interest. topography with long terraces and rectangular street blocks on the flatter ground to the south Assessment of Buildings on either side of Sauchiehall Street and the streets behind. To the north and east curving An important part of character assessment involves the evaluation of buildings, identifying those terraces step up to reflect the contours of that make a valuable contribution and are worthy of retention as well as those which make no the drumlin, culminating in an oval Circus at positive contribution or which detract from the character and appearance of the conservation area. the summit. Between the terraces and street
1 Park Grove Terrace looking west to Kelvingrove Art Gallery and Museum
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Listed Buildings
A
B C © Crown Copyright and database right 2018. All rights reserved. OS Licence No. 100023379 and database Copyright right 2018. © Crown © Crown Copyright and database right 2017. All rights reserved. OS Licence No 1000233792.
blocks are lanes, some of which have a variety of commercial and residential mews buildings.
Building Line - The building line is of fundamental importance as a feature of this conservation area. The established discipline found in the prevailing townscape is predominantly that of terraces which have a main plane to the front façade, with bays and often porticos, projecting beyond the building line. This line is usually strongly reinforced by railings to either basement wells or front gardens dividing these from the pavement. The line of the railings maintains a consistent distance from the building line so that the streets have a regular appearance. In tenemental blocks within the area a similar discipline applies.
High Architectural Quality – The quality of the architecture in Park Conservation Area is extremely fine and is reflected in the large numbers of statutory listings in the area. The majority of the buildings are listed buildings; Category A or B.
Uniformity – there is a uniformity of built form, materials, colours etc. which contributes to what is an unparalleled town planning set-piece of European significance.
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2 Listed Buildings / 3 View east along Clairmont Gardens to Woodside Terrace
DRS/2018/13 PARK DRAFT
Use of Traditional Materials - There is a limited palette of traditional materials and this contributes strongly to the character of the conservation area. Traditional materials such as natural sandstone, natural slate, timber windows and doors, wrought iron railings, rear brick walls, Caithness slab and granite setts make a valuable contribution to the quality of the conservation area and contribute to the richness of its character. Traditional materials are reflective of the historical development of the area and provide a feeling of permanency and continuity.
Natural stone is an important unifying feature within the conservation area. Most of the listed buildings are constructed in blonde sandstone. Some have received paint treatment over whole or part of their facades, porticos etc. over time but the underlying impression is of the solidity of stone construction. In addition, stone has been used decoratively in some locations. Buildings are often embellished with stone carving above bays and doorways.
Roofs, chimneys and associated embellishments are very important features of this area. Some of the roofs such as at Park Terrace are in an exuberant French Renaissance style. These are characterised by steeply sloping roofs and dormer windows. These features are all the more dramatic due to their position at the summit of Woodlands Hill facing south and west with imposing views over the Park and River. This was the first time this style had been used in Glasgow. The area is characterised by buildings with pitched slate roofs and most of these have retained their natural slate finish with a few exceptions.
Survival of original detail and styles from when the buildings were originally constructed is noted. Details such as stone steps, cast iron railings, decorative wrought iron features, stained and etched glass, kerbs with steps to accommodate carriages, boot scrapers and timber doors remain in evidence.
Combination and Distribution of Uses – The combination and distribution of uses is changing in this area. Most of the properties were originally built as residential town houses, however, office and commercial uses moved in during the second half of the 20th Century. These commercial uses are, in turn, gradually moving out and residential uses are returning through conversion of properties.
Other features - There are a number of important additional features of this area which are exceptional in their contribution to the character of this particular conservation 1
1 Kelvingrove Park Gateway to Kelvingrove Street / 2 Kelvingrove Art Gallery and Museum
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area, reflect the relationship of topography Key Challenges lighting, proliferation of street signs and the and built form and provide visual and physical maintenance of amenity spaces, all need linkages between areas. Loss of original architectural detail - Original to be addressed to ensure the character architectural detail makes a defining and appearance of the conservation area is These include: contribution to the character and appearance maintained. of any conservation area. Its retention and Balustrades/railings – Park Terrace, repair is therefore an important aspect of the Landscaping - Kelvingrove Park has over the the balustrade, railings and gateway to preservation and enhancement of an area. By years been the subject of inappropriate over Kelvingrove Park (Charles Wilson) (1855) contrast, inappropriate replacement doors, planting which has weakened the original and stone balustrading on south side of Park windows, roof coverings and loss of chimney design intent. Land and Environmental Terrace carriageway with gates west to Lord stacks has, to some extent, eroded the special Services are seeking to address the issue. Robert’s statue are important decorative character of the Park Conservation Area. The An opportunity exists for enhancement of the features unique to the Park area. Also the reversal of this trend is important. Park in conjunction with Glasgow University towers of the former Trinity College, Park who are currently preparing a Master Plan Circus church and St Silas church form Use of inappropriate materials - The which includes the area of the University important prominent features on the city use of materials in any conservation which abuts the western edge of the Park and skyline. area is another important element the former Western Infirmary. of its character design and location Kelvingrove Park - the Park was designed in and appearance. Where these are replaced The pleasure gardens throughout the conjunction with the housing development with modern materials there will normally be conservation area would benefit from more by Charles Wilson, Sir Joseph Paxton and a loss of character. A common example is comperehensive maintenance regimes in Thomas Kyle (surveyor) in what was the first the replacement of original timber windows order to retain their intended character and venture of its kind. There are many listed with modern plastic substitutes which are design. features such as buildings, bridges, fountains not in keeping with the character of the and statues within the Park itself. buildings. A particular issue in this area is the Advertising - Recently there have been use of paint on stonework and while some examples of inappropriate forms of advertising Outwith Kelvingrove Park there is a fountain at buildings have been painted for many years such as banners in the area. In addition, the foot of Woodside Crescent (the Category it is important to encourage the removal of unauthorised canopies attached to listed B listed Cameron Memorial Fountain), and a paint from stonework as a long term objective. buildings or free standing within the curtilage modern statue at Woodlands Gate that are Given the predominant building material is are in evidence. also significant features. natural stone, the use of inappropriate repair materials such as render is prevalent. Building Maintenance - The character and Rear Lanes provide connectivity and appearance of the conservation area is permeability. Some of these have retained The Public Realm - The quality and upkeep greatly enhanced when buildings are properly their original character, particularly around of the public realm within the conservation maintained. While the majority of buildings are Park Circus, with cobbled setts and narrow area is important. Damage to paving well maintained, there are some which require footpaths. In other areas they have been surfaces by utilities and other contractors, attention. resurfaced extensively with tarmac. design and location of street furniture, street
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E All rights reserved. OS Licence No. 100023379 and database Copyright right 2018. © Crown b Recreation Ground
T u
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C 1
CONSERVATION AREA BOUNDARY
An important element of this appraisal is the assessment of existing conservation area boundaries.
Examination of the Park Conservation Area boundary has shown that it is clearly and logically defined requiring no amendment.
2
1 Park Conservation Area / 2 Aerial c1930 / 3 Arial 2016
16/DRS/2018 PARK DRAFT
3
DRS/2018/17 PARK DRAFT
Introduction
The application of planning policies and provision of information and advice encouraging sympathetic maintenance and repair are important tools in the preservation of the areas’ unique character and are dealt with in the following pages.
A number of specific sites/issues have also been identified as opportunities for enhancement.
Opportunities for Preservation and Enhancement
Maintenance - The best means of preserving the character and appearance of any area is through the routine maintenance of buildings. Roofs, domes, statuary, chimneys, windows, doors, guttering, stonework, entrance steps, need regular attention to prolong their life secure the future of the building and enhance its setting. Regular, coordinated maintenance programmes can help reduce costs in the long term.
Development - Minor works such as the removal of chimneys and replacement or alteration of traditional windows, doors, and PRESERVATION roofs with modern styles and materials are evident and can have the cumulative effect AND of eroding the character and appearance of the conservation area. The City Council is ENHANCEMENT committed to the preservation of the areas’ unique character through the application of City Development Plan policies. Information relating to the key policies which promote the sympathetic design, repair and maintenance of property can be found in the Glasgow City Development Plan and online at www.glasgow.gov.uk
Information and Advice - Property owners and residents have a major role to play in the preservation and enhancement of the Park Conservation Area. Information explaining the implication of living in a Conservation Area is available on the Council’s website. Useful names, addresses and contact details are listed at the end of the document.
Street Furniture – The standardisation and coordination of streetscape elements such as pedestrian barriers, litter bins, street signage, lighting, street name panels, phone boxes and traffic control boxes would complement the formal lines of the prevailing architecture and reinforce the character of the conservation area.
1
1 Detail Woodlands Terrace / 2 Decorative detail, Kelvinway Bridge
18/DRS/2018 PARK DRAFT
Lighting – It is important that street lighting fixtures complement the architectural and historic character of the area. All lighting fixtures will be assessed on their merit. Land and Environmental Services and Development and Regeneration Services must be satisfied that lighting proposals meet the Council’s design standards with regard to light quality and enhancement of the historic environment.
Grants
Possible sources of grant funding would include Historic Environment Scotland and/ or Glasgow City Heritage Trust. Glasgow City Heritage Trust currently prioritises their limited funding strategically in line with their aims and those of their funders. At present, the Park Conservation Area is not within their strategic areas for priority grant funding.
Certain kinds of work are eligible including: l repair or reinstatement of original architectural features such as windows, decorative work and railings. l repair of structural elements including masonary, roofs and joinery
For further information contact: Glasgow City Heritage Trust, 54 Bell Street, Glasgow, G1 1LQ.
Telephone: 0141 552 1331 email: [email protected]
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DRS/2018/19 PARK DRAFT
2
ARTICLE 4 DIRECTIONS
In addition to the specific conservation area controls mentioned in What Does Conservation Area Status Mean above, further controls can be applied called Article 4 Directions. These have the effect of controlling minor works which, over time, could erode the character and appearance of the conservation area. Article 4 Directions do not preclude the carrying out of these works but planning permission must be sought.
The Park Conservation Area has Article 4 Directions covering the following Classes of Development:
● Class 1 The enlargement, improvement or other alteration of a dwelling house.
● Class 3 The provision within the curtilage of a dwelling house of any building or enclosure, swimming or other pool required for a purpose incidental to the enjoyment of the dwelling house, or the maintenance, improvement or other alteration of such a building or enclosure.
● Class 7 The erection, construction, maintenance, improvement or other alteration of a gate, fence, wall or other means of enclosure.
● Class 27 The carrying out on land within the boundaries of a private road or private way of works required for the maintenance or improvement of the road or way.
1
1 St. Andrew’s Halls / 2 Kelvingrove Park Bandstand and Amphitheatre / 3 View east along Royal Crescent / 4 Kelvingrove Art Gallery and Museum
20/DRS/2018 PARK DRAFT
3
The General Permitted Development Order (GPDO) which came into force on the 6th February 2012 has in effect removed all permitted development (PD) rights for householders (i.e. dwellings or flatted residential properties) within conservation areas without the planning authority having to apply for Article 4 Directions. Flats have no Permitted Development rights in a conservation area. As the rights have been removed by statute any application requires a fee.
Where article 4 directions exist for householder development (e.g. the old Class 1 and Class 3) these are in effect superseded by the new GPDO. However the article 4 directions which exist for Class 7 (fences walls) and Class 27 roads still apply as these are not altered by the new GPDO.
CITY DEVELOPMENT PLAN
The quality and character of the Park Conservation Area, as identified in this Appraisal, will be maintained through the implementation of policies contained within the adopted City Development Plan (2017).
The City Development Plan can be accessed at www.glasgow.gov.uk.
The completion of the Park Conservation Area Appraisal provides an opportunity for the interpretation of these policies at a more local level, focusing on the areas unique character, architectural features and townscape detailing.
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DRS/2018/21 PARK DRAFT
FURTHER INFORMATION
1
Useful Publications:- Useful Contacts:-
Historic Environment Scotland Guides For all planning, conservation, landscape, Conservation Group’s series of INFORM tree, building control and public safety related Guides, available from Historic Scotland enquires: or downloadable from their website. These leaflets give owners of traditional buildings Development & Regeneration Services. information on repair and maintenance. Phone 0141 287 8555 www.historic-scotland.gov.uk www.glasgow.gov.uk
Historic Environment Scotland Phone 0131 668 8600 www.historicenvironment.scot
IHBC Institute of Historic Building Conservation www.ihbc.org.uk
Under One Roof – Impartial advice on repair and maintenance for flat owners in Scotland http://newtenementhandbook.scot/
1 Park Terrace Lane / 2 Woodlands Terrace Stairway to Clifton Street
22/DRS/2018 PARK DRAFT
BIBLIOGRAPHY
2
‘Glasgow: The Forming of the City’, edited by Peter Reid 1993
‘Along Great Western Road’, by Gordon Urquhart
‘Charles Wilson - A question of Style’, by Fiona Sinclair- Published by Park Circus Promotions
‘The Architecture of Glasgow’, by Gomme and Walker 1968
‘The Buildings of Scotland-Glasgow’, by Elizabeth Williams, Anne Riches and Malcolm Higgs; 1990
DRS/2018/23