Dumfries Conservation Area Character Appraisal and Management Plan November 2018

Draft Supplementary Guidance for Consultation: Dumfries Conservation Area Character Appraisal and Management Plan

Contents Page No. Map of Dumfries Conservation Area Boundary, 2014 3 BACKGROUND 4 Introduction 4 Planning Controls in a Conservation Area 4 Character Appraisal and Management Plan – Policy Context and Purpose 5 National Planning Policy 6 Local Planning Policy 7 Dumfries Conservation Area 7 Purpose of Conservation Area Character Appraisal and Management Plan 8

Part One – History, Development and General Character of Dumfries 9 Conservation Area Regional Context 9 Flooding 10 Archaeological Interest 10 Development of Dumfries – Mediaeval 11 Development of Dumfries – Mediaeval to 19th century 12 Development of Dumfries - Modern 14 Description of Dumfries Conservation Area Setting 16 Topography, Landscape and Location 16 Significant Views, Panoramas and Viewpoints and Key Approaches 17 Street Pattern and Form 19 Roads and Street Surfaces 20 Trees and Soft Landscaping 21 Open Spaces 21 Gap Sites, Sites with Derelict or Semi-Derelict Buildings and Vennels and Closes 23 Townscape 25 Building Façades 26 Roofscape 26 Buildings 28 Landmark or Key Buildings 28 Building Types 30 Tenements 30 18th century town houses 30 18th and 19th vernacular 30 Victorian Terraces 30 Victorian and Edwardian 31 Large Commercial 31 Civic and Public Buildings 32 Modern 32 Architectural Details, Materials and Finishes 32 Roofs 32 Windows and Doors 32 Architectural Embellishment 33 Masonry 33 Render, Harl and Paint 35 Shop Fronts 35 Advertisements 37 Street Furniture and Street Signage 38 Sculptures and Works of Art 38

Part Two – Managing the Character Areas 39

Character Areas Key Map to Character Areas 41 A. Whitesands and Riverside to Dock Head, Mill Green 41 B. Irish Street with Friars Vennel and Bank Street 46 C. Georgian Town with Buccleuch Street 52 D. High Street (& Burns Statue), Queensberry Street, Great King Street 56 E. English Street 64 F. Loreburn Street with Shakespeare Street 69 G. Victorian and Edwardian Suburbs 72 H. St Michael’s 75 I. Galloway Street and Market Street 78 J. Church Street and Deer Park 79 Management and Enhancement in the Conservation Area 80 General Summary 80 Putting measures in place to coordinate management and enhancement 82 Monitoring the Impact of Management 86 Proposed Future Actions 86

APPENDIX 1 88 How Individuals and property owners, lessees and tenants can help preserve and enhance the character of Dumfries Conservation Area

2 Dumfries Conservation Area boundary, January 2014

Listed Buildings Category A Category B Category C

3 BACKGROUND

Introduction

This is a combined document which appraises and summarises the character of Dumfries Conservation Area and includes ways to positively manage that character.

The appraisal identifies features of importance but does not include every detail of built structures or spaces. The management plan suggests how themes and details might be preserved or enhanced. Together, the character appraisal and management plan will help determine how change will affect many aspects of character when proposals within Dumfries Conservation Area are being prepared. It should help with the design of any changes so that the result will have a positive impact on character. The guidance will be used to shape and weigh up the impact of proposals for alteration, demolition, new development, enhancement, upgrading and regular maintenance which affect Dumfries Conservation Area.

Conservation Areas were first introduced in the UK in 1967 and the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 provides the current legislative framework for their designation. S61 of the 1997 Act defines a conservation area as “an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance…” Local planning authorities are required to identify areas which merit this status.

It is both the buildings and the spaces which are of interest in a conservation area. Planning controls set out to maintain the integrity of the character of the whole conservation area by attending to large and small details. Development in a conservation area is expected to preserve or enhance character meaning that designs for new development must demonstrate how they will achieve this by clear reference to both character and context.

Planning controls in a conservation area:

Current legislation requires that permission is sought for the following works within a conservation area:

Demolition of all or the most of a building requires Conservation Area Consent. The decision to allow demolition will depend on the intended use of the land afterwards and may require that a design has been prepared for any new buildings or other structures proposed on the site. Conservation area consent applications are made online. https://www.eplanning.scot/ePlanningClient/default.aspx

Alterations or additions to buildings require Planning Permission such as small house extensions; roof alterations including dormers and roof windows; changes to chimneys; stone cleaning or elevation painting; rendering or other forms of cladding; provision of hard surfaces or changing windows and doors. Development management decisions will

4 consider the impact of the proposals on the appearance of the property; the effect on its neighbours; and, the effect on the character of the whole of the Dumfries Conservation Area. Sometimes alternative designs may be requested which will not have a detrimental impact on character but may achieve a similar outcome. http://www.dumgal.gov.uk/article/15329/Apply-for-planning-permission

Trees in conservations have special protection. Proposals to take branches off a tree, fell it or carry out work affecting its roots need to be notified to the Council allowing sufficient time for the full consideration of the impact of the proposal on the character of the conservation area. Sometimes the trees will be considered important enough for the work to be refused or amended. http://www.dumgal.gov.uk/article/15334/Protected-trees

Attachments such as satellite dishes and other equipment have more restrictive controls in conservation areas where they have the potential to impact negatively on character. In most cases Planning Permission will be needed. http://www.dumgal.gov.uk/article/15329/Apply-for-planning-permission

New buildings proposed within a conservation area will need Planning Permission. The design and choice of material should take account of the site and the character of the surrounding buildings and spaces.

Pre-application advice may be sought in advance of finalising or submitting any proposals and the links to the guidance and forms are found on the following web page. http://www.dumgal.gov.uk/article/15327/Planning-advice-and-enquiries

Character Appraisal and Management Plan – Policy Context and Purpose

Managing the character of an historic area supports and promotes it as an attractive place to live, work and visit.

Since the 1990s it has been recognised that historic buildings and the wider heritage make a very significant positive contribution to regeneration, especially in town settings. Many communities now regret the loss of character of streets in old towns where improvements to living standards could have been carried out more sensitively. Keeping local historic character is an important part of a community’s sense of place and supports many wider regeneration and investment initiatives. The accumulation of many small, unsympathetic changes to building elevations and alterations to architectural elements can gradually erode the character of historic places, which is sensitive to change. To make sure that the positive effects of investment in buildings and spaces within historic places are long term, it is necessary to sensitively maintain and manage historic character.

5 Recent reports and surveys show that run-down built fabric and inappropriate change to historic buildings has contributed to the economic decline of towns although there has been significant change to how town centres are used. Initiatives which have developed include addressing the backlog of investment in the historic fabric and character of towns in order to support economic regeneration. https://www.scotborders.gov.uk/downloads/file/233/scottish_small_towns_report_2007- 2013)

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

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

SPP sets out that development within or outwith conservation areas which will impact on a conservation area, should preserve or enhance its appearance, character or setting. It includes a presumption to retain buildings rather than permit demolition, where they make a positive contribution to the character of the conservation area; and, that conservation area appraisals should inform development management decisions. (SPP, 2014 paragraphs 143 & 144)

“The historic environment is a key cultural and economic asset and a source of inspiration that should be seen as integral to creating successful places. Culture- led regeneration can have a profound impact on the well-being of a community in terms of the physical look and feel of a place and can also attract visitors, which in turn can bolster the local economy and sense of pride or ownership.” (SPP 2014, paragraph 136)

“When effectively managed, conservation areas can anchor thriving communities, sustain cultural heritage, generate wealth and prosperity and add to quality of life.” Scottish Government’s Planning Advice Note PAN 71: Conservation Area Management, December 2004.

The legislation and advice for conservation areas does not seek to prevent development and change but is aimed at securing greater economic benefits from the historic environment whilst ensuring that it is cared for, protected and enhanced for the benefit of our own and future generations.

6 Local Planning Policy Dumfries and Galloway Council is committed to the proper stewardship of its historic areas and has prepared this document to help inform the development and management of the town’s conservation area.

Dumfries and Galloway Local Development Plan (LDP) was formally adopted on 29th September 2014. The Historic Environment section of the plan includes policies and accompanying text which refers to managing historic assets. Policy HE2: ‘Conservation Areas’ promotes a sensitive and informed approach to development within conservation areas. It refers to the intention to publish conservation area appraisals as supplementary guidance. Supplementary Guidance supports a number of policies within the LDP.

Dumfries Conservation Area

Dumfries was established as a settlement by the 11th century. The visible range of buildings and archaeological remains cover a period of several hundred years and the museums have artefacts indicating that there was human activity much earlier. The surrounding topography and position at a crossing point of the Nith River are part of the reason for the rich and interesting townscape. The combination of high quality public and private buildings and the complex pattern of streets, vennels and spaces, create a unique and special identity. There is also a charm and warmth to the town, helped greatly by the predominant use of local red sandstone.

A conservation area is defined as “an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”.

Three conservation areas were formally designated in Dumfries in November 1994:

• The Mediaeval Town, based on the old, central area of the town with a strong mediaeval street pattern, encompassing growth of the town towards the river, e.g. Friar’s Vennel and the planned ‘Georgian’ style development north-west of Buccleuch Street. • Whitesands, Riverside and Burns’ House which include the river frontage downstream of the Caul, Burns Street and St Michael’s Churchyard. • Lover’s Walk and Catherine Street which include the important, visually striking Victorian development of the town towards the railway station.

Following a Dumfries Conservation Area Character Appraisal (CACA) and public consultation these three town centre conservation areas were amalgamated into a single conservation area designated on the 31st January 2014. The associated Dumfries CACA was adopted as supplementary guidance to the Dumfries and Galloway Local Development Plan in December 2014. The CACA is incorporated into and superseded by this new guidance. The boundary of Dumfries Conservation Area is shown on page 3.

7 Purpose of Dumfries Conservation Area Character Appraisal and Management Plan

Change within a conservation area is inevitable as buildings and spaces may require adaptation to accommodate new activities and social needs. Being aware of what contributes to the character of the conservation area is the first stage in managing change. This guidance will support and encourage property owners and occupiers, businesses, the Council and other organisations to make good decisions that will lead to buildings and spaces within the conservation area being looked after. Thus, the character of the conservation area will be improved or maintained in tandem with the condition of individual buildings and streets within it. The good design of new development and the preparation and implementation of enhancement proposals, when opportunity arises, will also be supported.

Funding bids for regeneration and enhancement in Dumfries, in the conservation area, have brought focus on the quality of development, the need for sensitive restoration, repair and repurposing of historic buildings and spaces. Funding bodies expect the improvements and value of investment to be long lasting. The guidance should help everyone to consider how best to maintain the fabric of their property in the long term.

In order to identify where heritage is at risk and draw attention to potential for restoration, Historic Environment Scotland holds records of historic buildings which are unoccupied and in declining condition. There are 9 building in Dumfries Conservation Area included in the register with proposals being developed for a number of them with Moat Brae on George Street being the most advanced. https://www.buildingsatrisk.org.uk/

Aims of the Conservation Area Character Appraisal and Management Plan [CACA&MP]: • To identify and describe the elements and themes that contribute to the area’s special architectural and historic interest; • To describe how character and quality of the historic built environment should be protected and enhanced, by preventing further erosion of character through small-scale inappropriate changes to buildings, streets and open areas; • To note the effects of existing development within the conservation area boundary and the general physical condition of buildings, structures and spaces; • To enable and support carefully managed change and evolution of the conservation area by supporting development that makes a positive contribution to character; and • To identify wider opportunities for enhancement.

It highlights large and small historic themes and details, traditional materials and appropriate maintenance techniques; considers the early origins of the town; its development from the 11th century; its changing role; the interesting streets, spaces and buildings from different time periods which together give Dumfries its special historic character. Implicit in this guidance is the principle that Dumfries Conservation Area

8 should be allowed to evolve and adjust sensitively to modern needs, as the town has done over many centuries.

Previous supplementary guidance is superseded and to be effective this guidance should be used by everyone before making decisions about physical changes within Dumfries Conservation Area.

Part One: History, Development and General Character of Dumfries Conservation Area This section covers the historical development of Dumfries with a descriptive overview of the conservation area. The themes and elements which contribute to the character of the conservation area are identified.

Part Two: Managing the Character Areas This section considers the management of the conservation area and challenges to overcome to prevent erosion of character as well as initiatives and actions which have the potential to preserve or enhance that character.

PART ONE: HISTORY, DEVELOPMENT AND GENERAL CHARACTER OF DUMFRIES CONSERVATION AREA

Regional Context Dumfries is the regional capital and the largest town in Dumfries and Galloway, ranked about 23rd in size of all settlements in Scotland, with a population of around 39,500 in the 2011 census. It is at the centre of a system of radial routes serving most parts of the region and is readily accessible by the trunk road network and, to a lesser extent, by rail between Glasgow and Carlisle along the Nith Valley. It straddles the southern end of the River Nith about 10 miles from where it enters the Solway Firth and Irish Sea. The river is tidal as far as the weir, the Caul, which results in regular flooding of the Whitesands and its frontage buildings.

Dumfries is first found in written records about 1150 but some kind of defended settlement existed close by from before the years of Roman occupation, largely due to it being a safe crossing point of the River Nith.

‘Dùn Phris’ may be the original Scottish Gaelic name of the town, which is similar to the Brittonic (Welsh) Celtic ‘Din Prys’.

Dumfries was on the principal land route through Galloway from the east. Before the bridges over the Nith were built there were fording points such as Stake Ford behind Dumfries Academy. Few other routes were available, because of difficult surrounding terrain, until the construction of the Old Military Road in the 18th century and the development of the north/south route along the river valley. Dumfries grew up at a strategically advantageous location inland from the Solway commanding high ground

9 beside the lowest crossing of the River Nith. The river is navigable to this point and was an important early communication and transport link and also a natural boundary between lands ruled by the Kings of Scotland and the Lords of Galloway, in the early Mediaeval period.

Dumfries serves a wide hinterland with traditional town centre businesses and services. Many of businesses are in historic buildings and streets located within Dumfries Conservation Area. National retailers and a significant proportion of local and small-scale shops make up the core of the town shopping, resulting in many narrow shops interspersed among larger retail frontages. Within the conservation area there are arts and craft spaces; civic and faith buildings; dwelling units above and behind shops and businesses accessed from between them; small guest houses; and open areas where people can sit. Speciality businesses attract tourism and customers from far afield. In the context of the conservation area, the variety of traditional shop and business frontages is a strong, positive characteristic but empty buildings in poor condition and others of poor design detract from character.

Flooding There are severe flooding risks associated with the river Nith. Buildings along the Whitesands, Brewery Street and the lower parts of Friars Vennel and Bank Street, within the conservation area, often flood more than once a year. The Council has designed a proposed flood protection scheme, following several years of consultation and amendment, to protect the areas at highest risk. The scheme is being considered at Public Inquiry by a Scottish Government appointed Reporter who will fully explore community concerns, particularly in relation to the proposed landscaped embankment and glass barriers which would run along the Whitesands, displacing parking. Should the scheme be approved there will be significant associated public realm works which will change the character of the riverside part of the conservation area with many positive benefits.

Archaeological Interest The earliest evidence for human settlement dates from around 6,000 years ago. In 1994, archaeological excavations on Irish Street recovered flint tools and scant remains of a structure. Early people came to exploit the salmon resources of the river, living in temporary camp sites above the flood plain.

An extensive part of the town centre is of archaeological interest and is designated an Archaeologically Sensitive Area [ASA] under Dumfries and Galloway Local Development Plan, Policy HE4. The supporting Technical Paper, Archaeologically Sensitive Areas can be found at the following link for further information. http://www.dumgal.gov.uk/media/17556/Archaeologically-Sensitive-Areas-ASAs- Technical- Paper/pdf/Archaeologically_Sensitive_Areas_September_2014.pdf?m=635913169141 200000

10

There are a number of known features relating to the Mediaeval period including Devorgilla Bridge across the River Nith with origins in the 13th century and which is now designated a Scheduled Monument. There was a monastery built close to the street now known as Friar’s Vennel, from a similar period. As well as buried remains, there may be built remnants embedded within more recent buildings. In order to learn more of the history and origins of the town it is important that the Council’s appointed Archaeologist is consulted before development which might impact on archaeology is designed or undertaken.

Development of Dumfries – Mediaeval First mentioned in the 1150s, Dumfries was most likely a Royal Borough by 1185. There were mottes at Lincluden, Townhead and Troqueer, probably with wooden tower structures. There may have been a further motte in Maxwelltown. In the 12th century the earlier Norman motte and bailey at Castledykes was replaced with a stone-built royal castle. Although within the Kingdom of Galloway, this was a Kings of Scotland stronghold.

Ford crossings on the Nith River at Dumfries were well used by pilgrims on route to Whithorn. In the 13th century, a timber bridge was provided, reputedly a gift from the influential Lady Devorgilla (de Balliol) of Galloway. One and half centuries later, it was replaced in stone known to be under construction by 1431 funded by the Douglas family and Dumfries Burgh. Lady Devorgilla gave land for the Monastery of Greyfriars in the bend of the river in the 13th century; remembered in the names of Greyfriars Church and Friar’s Vennel.

11 There may have been a mill in the 12th and 13th centuries near what is now Nith Place north of St Michael’s Church and south of Greyfriar’s and a market in the High Street/Queensberry Square area. Together with the established friary these indicated the importance of the town in the 13th century.

Dumfries continued to grow to service the castle but the stronghold at Castledykes was abandoned during the 14th century after which the New Wark, a defensive stone tower, was built on present day Queensberry Square. It survived for more than three centuries and served as both prison and barracks.

In the late 15th century, the Tolbooth was located where Burton’s building is today and the Fish Cross was sited at today’s junction of High Street and English Street.

The street pattern was accompanied by burgage plots, often in a slight herringbone pattern running back from the main street frontage.

The adjacent drawing is conjectural, illustrating what is written about how Dumfries was laid out circa 1560 based on the description by Dodd W.A, 1978, The Mediaeval Town Plan at Dumfries.(Edinburgh).

Both sides of the High Street became more densely built up on the frontages and behind in the ‘rigs’ or back yards and passages linking them. Part of the town was called ‘Under the Yairds’ in the Irish Street/Shakespeare Street area and Loreburn Street area was ‘Yairdheads’.

The site of the current Devorgilla Bridge is thought to be very close to the timber bridge that preceded it. The 15th century stone bridge has been repaired and rebuilt many times and the span reduced when the Whitesands area was reclaimed from the river.

Development of Dumfries – Mediaeval to 19th Century Today’s town evolved from an early mediaeval high street which went from St. Michael’s Church north to Greyfriars with burgage plots set at right angles along it. The people lived in poor conditions along the narrow alleys or vennels leading off it, growing their own food and keeping free ranging livestock.

Best described as of varying fortune, the success and development of the town in the 15th and 16th centuries cross-border conflicts led to the town being burnt several times. Dumfries does not appear to have had a port of any consequence until the latter half of

12 the sixteenth century and development continued to be modest into the seventeenth century. However, it was understood to be a centre of textile industry and according to Gifford “The town’s commercial importance was at its height between c. 1720 and the 1750s, when it became the most important port for the tobacco trade.” (The Buildings of Scotland, Dumfries and Galloway,Ed. J Gifford, Penguin Books, 1996 p.232)

A number of especially good houses were erected during the 18th century and these may still be seen in several locations across the town centre. The town mill, now the Robert Burns Film Theatre, was rebuilt in 1781.

A town extension had been planned by 1806 north of the town centre. It would be laid out in Georgian fashion as a grid of straight broad streets with grand buildings in the style of that period. Progress was disappointingly piecemeal and many plots were never built on. Castle Street was part of the planned Georgian town and gives a clear impression of the quality the whole scheme would have brought to the town.

Timothy Pont’s “Drumfrees” circa 1583 to 1614 [courtesy of National Library of Scotland maps - https://maps.nls.uk/ ]

13 Dumfries became the centre for farmers to sell their live stock in the 18th and 19th centuries and sales took place on the Whitesands. By the mid-19th century it had become the commercial and administrative centre for the region. Through the 19th into the 20th century, Dumfries had dense development in the plots off the High Street with many over- populated closes. Prosperity was demonstrated by new imposing public, commercial and private buildings some of which remain as part of the rich, historic legacy: Rosefield Mills complex survives with two very decorative and imposing frontages representing the industrial wealth of the southern part of the town. The arrival of the railway in 1850 encouraged development of prosperous residential suburbs in Lovers’ Walk and Edinburgh Road (Langlands) areas to north and east of the town centre.

The station and the Station Hotel are attractive, imposing buildings. Newall Terrace, Catherine Street and Rae Street were developed between the town and the new north- eastern suburbs from 1870 to 1900.

There are prominent landmark buildings ranging from the turrets of the 1863 Sheriff Court, the spires of1868 Greyfriar’s Church, the mock turret of 1875 Militia House and the 1912 County Buildings (Council HQ).

Development of Dumfries - Modern The centre of Dumfries was largely untouched until the middle of the 20th century with the exception of gradual redevelopment of the closes. Large housing areas grew on all sides of the centre. In the late 19th and early 20th century town houses mainly of local red sandstone were developed as suburbs east of Loreburn Street and across the river in the Rotchell area.

From the end of the First World War municipal housing estates were built on the fields around Lincluden College and on the policies and site of the early 19th century Lincluden House (Youngfield), itself demolished in 1945. Similar development took place in areas off Annan Road and in Georgetown creating urban character to the approaches to Dumfries Conservation Area.

From the mid 1960’s closures of mills, a number of industrial sites and road improvement schemes resulted in significant change including vacant buildings and demolition. New retail trends changed the earlier small scale ‘organic’ development. Many of the vacant buildings and open sites left from closures and demolition and redundant railway sidings remained, some became car parks such as the former gas works off Broom’s Road and others found new uses or stood empty or partially used.

Changes to the road network along Shakespeare Street and Nith Place had a very significant impact on the urban grain and character of the conservation area. There were a small number of large footprint buildings, such as the Lyceum Theatre, and chapels or churches at this south-eastern end of the High Street. Demolition of narrow, traditional frontages enabled road widening and left gaps or allowed large built footprint

14 development which includes large blocks of modern flats. The one-way system remains a dominant feature of the town.

Wood’s map of Dumfries Town Centre from about 1890. Former nurseries on the north and east of the town became suburbs; the lower density housing contrasts with tight, crowded burgage plots in High Street.

15 Pedestrian priority on the High Street and Friar’s Vennel area was introduced in the 1980s and has allowed a much greater range of people to use the streets safely and more activity to take place which adds footfall to and animates the town centre area. The Dumfries by-pass taking the A75 route out of the town centre also changed the size of vehicles coming into the centre.

Underused buildings and sites and intrusive individual buildings have to some extent weakened architectural and historic character. However, promoting and requiring well- considered design and materials will reinforce the traditional character and reverse decline where poor decisions have been made in the past, reviving the appeal of Dumfries Conservation Area as an inviting place to invest and live.

Historically, Dumfries has seen periods of growth and decline, aligned with national wealth and commodity trends, politics and the fortunes of local property owners. It was occupied or plundered by English armies several times from 1300 to 1600 and a number of historical events took place in the town, which are significant in the story of Scotland.

The legacy of fine buildings ranging in age and architectural styles, the archaeology and the street layout together demonstrate the long period of historical development. Combine with its dynamic relationship with the river, Dumfries has an established, strong local identity and sense of place.

Like so many towns across the country, Dumfries has suffered from under-investment in its built heritage. The town has not always been quick to adapt to changing circumstances and alterations and some redevelopment has, with hindsight, not used the most appropriate designs or materials to reinforce the character of the town. During the remainder of the nineteenth century the town continued to expand with new streets being added and existing country roads being subsumed by development in what appears to have been a largely ad hoc manner

Description of Dumfries Conservation Area This is an overview of the town of Dumfries along with the key features of the conservation area. Further detail is set out later in the character area appraisals.

Setting

Topography, Landscape and Location Dumfries is situated in a bend of the river Nith where it is built on low ridges and mounds rising on both sides of the river. From the town centre the ground falls west and north to the river banks and in the west of the river the built part of the town rises to the high point at Corbelly Hill. To the east there is also a ridge of higher ground running south to Georgetown. South of the town on the east side of the river there is higher ground at the Craigs and the Crichton and the land eventually falls away to river-level. On the west side of the river the land rises towards Mabie Forest. There is slightly elevated land north at

16 Lincluden and Lochside and north-east at Marchmount. Most parts of the higher ground give distant views to and from the town centre.

Lochar Moss, a large area of marsh and peat which lies to the east, was a barrier to travel in the distant past but is now mostly drained. North of Dumfries is the meandering Nith valley. The important geology of the low hills around Locharbriggs formed from the underlying Permian red sandstone are to the north-east. Much of Dumfries has been constructed from stone quarried at Locharbriggs. To the west, the land rises to the granite hills of Criffel and Mabie; granite features in some buildings and many kerbs within the town.

Significant Views, Panoramas, Viewpoints and Key Approaches. The most significant views towards Dumfries are from the west side of the Nith on the road to New Abbey and from a number of more distant hills and ridges. There are occasional views of parts of Dumfries from the A75 by-pass on the flattish approach from the east, but these are distant views and, in many locations, restricted by established trees and planting. Some faraway glimpses of historic buildings can be had from the western side of the river, being mainly church spires.

The hilly topography of the town limits what can be seen from many approach roads. Views into the conservation area are from high points within or on the edge of the town, such as Georgetown, Corbelly Hill and the Crichton, or from the roads leading directly into the conservation area from Laurieknowe, St Michael’s Bridge, Annan Road and Edinburgh Road, each revealing different streets, spaces and buildings within the conservation area.

From those places, church spires are prominent in the skyline particularly those of Greyfriars, St. Michael’s or St. Mary’s churches and the tower of the former St. Andrew’s Church. Other attractive key high points in some views are the turrets of the Sheriff Court, the cupola of the Station Hotel and the little tower of Militia House. Large modern, buildings in some views which are less attractive due to their height and bulk are the mid- 20th century building on Irish Street, the telephone exchange and Police Station on Loreburn Street and flats on Shakespeare Street. Although some are of interest, many of the rear views of buildings fronting the High Street along other streets are disappointing in the context of the character of the conservation area.

Views from Friars Vennel, Bank Street and Assembly Street towards the river and the high ground to the west are significant as they provide the visual context for the conservation area. Within the town, Corbelly Hill Convent and the Camera Obscura with Observatory Museum (a former windmill) are dominant focal points. The views into the conservation area from these places are wide and panoramic.

Other important views are those from one of the four bridges within the conservation area including vistas up and down the river and into the town centre. Close views across the

17 river from Whitesands, and the west bank from Robert Burns Film Theatre, the Suspension Bridge, Old Devorgilla Bridge, Buccleuch Bridge, and the modern St Michael’s Road bridge include large parts of the conservation area. The weir known as the Caul contributes to the rich foreground interest and south along the tall, polychrome river frontage of Rosefield Mills is in the view. The large buildings and tall structures on the rising ground of Irish Street and Buccleuch Street are also visible.

The river bend around the conservation area towards Nunholm includes mature deciduous planting and changes with the seasons.

Within the streets in town centre along High Street the former Trade Hall, Midsteeple and Greyfriars Church are key landmarks. In Queensberry Street tall buildings line either side of a relatively tight street and channel the view. In Friars Vennel the eye is led along the varied rooflines and irregular frontages. In English Street the mix of small-scale buildings and occasional larger more decorative buildings have a gentle curve and a gentle rise and fall with the topography. In other parts of the conservation area there are attractive wide and closed-in views brought about by the variety of design and detail of buildings and their placement.

18 Views out from the conservation area are set against the backdrop of the ridge along Craigs Road to the south-east and the leafy Crichton Conservation Area. At present the large, pale mid-20th century Royal Infirmary stands out. To the west, long views go out to the hills around Mabie Forest and Criffel.

There do not appear to be planned vistas or views within the Dumfries Conservation Area; even views of Greyfriars along High Street are unintended as the church was originally tucked behind houses that extended from Castle Street. Some of the views that have emerged following development and demolition have become significant.

Street Pattern and Form The street pattern in Dumfries is largely based on ancient routes and medieval patterns of development in the blocks between the streets. The modern traffic system arrangement encourages traffic to use a partially one-way system around the edge of part of the conservation area although there is limited vehicular access to most of the streets in the town centre or some part of them.

The High Street was accessed by the old routes into the town: from the north-east Townhead (Academy Street / Edinburgh Road) and Lochmaben Gate (English Street); from the west by Devorgilla Bridge and Friars Vennel, and from the south Burns Street and St Michael’s Street. In the latter half of the 18th century routes began to be improved by the construction of Buccleuch Street and Buccleuch Street Bridge.

There is a clear hierarchy of streets some being main traffic routes, others connecting and access routes to partially residential streets and the narrow vennels or closes.

Whitesands is a main route connecting the north and west of Dumfries with its southern side, where the university, college campus and some health services are located at the Crichton. The junctions with St Michael’s Bridge and at Nith Place remain busy light- controlled junctions.

Devorgilla Bridge is a pedestrian route which once carried the Old Military Road over the river Nith but the New `Bridge [Buccleuch Street Bridge] built in the late 18th century took over this role and the Old Bridge became pedestrian only.

The mediaeval core is generally where development is most dense, within the historic burgage plots and the network of closes leading alongside them or into them. These are most notable in High Street, Irish Street and Queensberry Street.

Further from the core streets, the conservation area is less densely developed and the building lines are not always directly to the back of the footway.

Despite various overall changes, such as widening of streets, demolition to make way for large scale buildings and the creation of car parks, the early layout is still visible and forms the basis for the street pattern today.

19 Roads and Street Surfaces Evidence from partial excavation during street works indicates that by the late 19th century many central streets were paved with granite setts with widespread replacement or loss when tarmacadam was used as traffic volumes began to increase. The laying of services has also removed further early paving.

Kerbs were granite and many still are, an important detail, especially as the material is likely to have come from local quarries at Dalbeattie or Creetown in the west. Retaining and reinstating the granite kerbs should therefore be an important objective. Footways, closes and vennels are mainly covered in concrete slabs or bituminous asphalt with granite or concrete edging kerbs.

In the pedestrian priority area there is a mix of surfaces. In the 1980s some areas were repaved using concrete blocks and slabs but in 2014 public realm improvements in Friars Vennel were extended to part of High Street, Midsteeple and Church Place (Burns Statue) where smooth natural granite blocks in grey, pink and red shades were used to enable comfortable access for push-chairs, wheelchairs and pedestrians but also able to withstand goods delivery vehicles. The established palette of surface materials will work well in other parts of the conservation area.

A trunk road bypass was built north of Dumfries in the 1980s and 90s. The ‘new’ road has created a visual and physical division from the east, north and west. It has three visually dominant bridges which cross the river.

Approaches to the town centre are through suburban areas with a gradual increase in building density and change in style and materials closer to the town centre. To the west of the river was the township of Maxwelltown, incorporated into Dumfries Burgh in 1926. Lochside and Lincluden mid-20th century housing dominates to the north of the town.

The town centre is still dominated by major traffic routes both radial and cross-town. Whitesands in particular is an important link along the river allowing traffic from the north and west to reach the Crichton and the Hospitals. Key junctions that can be congested are at St Michael’s and both ends of the Whitesands. The High Street, previously heavily trafficked, was pedestrianized in the late 1980s.

In some places streets have been redeveloped and new routes created from previously narrow and built up streets. Shakespeare Street and Loreburn Street were improved for motor vehicles losing much of their early and small-scale townscape. Both streets have become a poor environment for pedestrians.

18th century development adjacent to the mediaeval core to the west is laid out in a more formal grid pattern centred on George Street between the river and High Street.

20 Later development to the north, around Lovers’ Walk, is less regiments and appears at first to be less structured than the Georgian Town or the mediaeval street pattern of the High Street area.

Trees and soft landscaping There are a number of areas in the periphery of the conservation area where there are substantial trees in modest numbers. Along Greensands beside the river and in Mill Street and Deerpark are a number of attractive mature trees including lime, horse chestnut, maple, willow and cherry.

Significant numbers of mature trees are found in the grounds of Dumfries Academy and in the small park on the corner of Academy Street and Catherine Street. There are also trees in places along the river at Whitesands and in the

The town centre area is not endowed with many trees and relies on artificial planters for floral interest. However, there are a small number of small trees, that are unlikely to grow to a scale which would have an impact on the hard, urban surroundings.

There are occasional trees, such as in front of Moat Brae on George Street and in the grounds of St. Andrew’s Church on Shakespeare Street.

Open Spaces Many spaces contribute to the character of the conservation area. They provide locations for events and the use of the conservation area. There are a number of civic spaces in Dumfries, some created by design and others which have developed from previous uses such as a market place. Other spaces have been left over from development that did not proceed in the early 19th century or from demolition.

Public spaces There are a number of public or semi-public spaces throughout the conservation area or alongside it, which contribute to character.

Key spaces include the following.

• Burns Square, where Friars Vennel and High Street meet in front of Greyfriars Church, is a planned public space with a marble statue of Robert Burns. It was recently enhanced and is one of three bus hubs in the town. • Queensberry Square, where Great King Street, High Street and Queensberry Street meet, is a historic space formerly the site of the New Wark defensive building demolished by the 17th century. It is the current and original site of the stone monument which commemorates Charles Douglas, 3rd Duke of Queensberry, who died 1778. Robert Adam designed it about 1780 but it may have been erected later. The monument was moved and returned in the 1930s.

21 • The Plainstanes is directly in front of the Midsteeple building which originated in the early 18th century. The space was improved in 2010 and has a raised platform with a removable cover for events and performance. • Fountain Square is where English Street meets High Street with the ornate cast iron fountain. It was erected in the 1870s and replaced a memorial to the first gravitational water supply introduced to Dumfries in about 1851 following a number of cholera outbreaks. The space is where the buildings are set part the greatest distance on three sides and with the fountain is a strong focal point in the High Street. • Whitesands is the area along the river on its east bank which was part of the flood plain. The space is used every day for parking and by the funfair unless it is flooded. It began as a market in the 18th century where farmers met to sell their animals and to meet up. The linear space is the offset between the river and built edge of the town which continues south beyond St Michael’s Road into Dock Park. Whitesands is an important open area but dominance of car parking and bus interchange compromises the appearance and environmental quality so close to historic assets. • Greensands is an open area north of Buccleuch Street bridge, formed when the 19th century wash houses and then the swimming pool were demolished. There are mature trees and open lawns with paths leading to the cycle and pedestrian bridge and is also partly used for car parking. The rowing club boat house is at its northern edge but it is the beginning of a green corridor which is nearly continuous through private gardens north to Nunholm where it runs alongside the Burns Walk. • South of Dockhead leading into Dock Park and beyond the conservation area, is a formal linear open space which has been enhanced. It allows pedestrians and cyclists to reach Castledykes Park, site of the early castle, and continue on to the Crichton, also a conservation area. Notwithstanding the bandstand and café, Dock Park forms a clear space between the river and the built edge. • On the west side of the river south of Buccleuch Street bridge is the open space known as Millgreen, or Deerpark by locals. It is beside the former town mill which was powered by several lades diverted from the Nith by the stone Caul. As well as handling grain and wool, for a short time in the early 20th century the mill generated electricity for Troqueer. The space is an important semi-formal town park and starting point for riverside walking south past the impressive Rosefield Mills frontage. • Catherine Street Play Park on the north-east side of the conservation area is an important backdrop to the Victorian suburban buildings with its mature trees. There is also space around Gracefield and Langlands School on Edinburgh Road. • The Burns Walk is a tight linear space which takes pedestrians directly along the edge of the river, continuing outside the conservation area. • Other open areas include the Academy Playing fields to the north and west which provides an important part of the setting for the conservation area.

All of these open spaces help to provide contrast between tight urban form in the centre or space either side of the river.

22 Private spaces Private spaces are important in the conservation area although much is hidden behind frontages. It is very limited in the dense central area. In George Street, Castle Street and the Victorian and Edwardian suburbs there are small front gardens or spaces with walls and railings which confer character to those areas and there are modest gardens behind the dwellings which create distance between the buildings and streets and in some cases tree tops can be seen from the street, adding green interest. Where there has been loss of enclosure and the historic architectural detailing or railing replacement with inferior quality fencing it can be seen that the character can be undermined. Where building in garden or rear spaces have been permitted the density and pattern clearly changes and trees may be lost all to the detriment of character.

Gap sites, sites with derelict or semi-derelict buildings and vennels and closes.

Gap sites There are a small number of unintended and unplanned spaces across the conservation area some of which are historic and others more recent. Many of these have beneficial uses but as a result of their design and appearance do not make a positive contribution to the conservation area:

• Brewery Street Car Park and the ‘Market’ car park on Whitesands which both break the built frontage; • Junction of Brewery Street and Friar’s Vennel where building alignments change; • The ‘Spar’ car park beside the modern former bank building which opens up views to retaining walls at the back of the late 20th century job centre; • Car parking areas for the group of shops and the car service building on Whitesands; • The triangular space at Nith Place, with car parking and complicated pedestrian crossing arrangements, traffic lights and signage, created from traffic management changes; • Car parking space on Munches Street between the County Buildings and the former granary building which is now a nightclub which breaks the building line; • Car parking in Dobie’s Wynd where the access opens up some unsightly views to the rear of buildings; • Car parking spaces off Munches Street behind the public toilets which are largely concealed; • Market Square car park and grassed areas on the west of the river; • George Street, north end in front of Moat Brae providing a pleasant setting; • The forecourt area of Dumfries Station; • Space where terraces were left unfinished terraces on corner of George Street with Castle Street used for parking; and Many small areas of expansive footway or lawned areas some of which have small numbers of significant mature trees either within or directly adjoining the conservation area.

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Derelict or semi-derelict buildings There are a number of large buildings which are in poor condition as a result of being vacant. Some could be described as derelict and others have only recently been vacated. Lack of maintenance over many years, weather events, a poor economic climate and low population numbers resulting in lack of demand in Dumfries have led to this situation. The difficulty in finding funding for renovation of buildings from private, public or charitable sources is also a hurdle.

Some of the most significant derelict or semi-derelict buildings are already included on the Buildings at Risk Register for Scotland.

In respect of the character of the conservation area the following buildings have most detrimental impact.

Rosefield Mills fronts both the river and Troqueer Road and is a very large building. Parts of it are derelict but other elements remain in partial use despite being in very poor condition. The river frontage is very striking and this part has been purchased by Dumfries Historic Buildings Trust who are developing plans for its restoration and re-use.

Fronting both English Street and Shakespeare Street is a large building known locally as Treasure Cave. It is in very poor condition and has been vacant for some years. The English Street frontage has an interesting shaped masonry shop front.

8 English Street is a former sandstone bank building currently surrounded by hoardings. It has been vacant for some years and known to be in very poor order inside.

92,94 Irish Street is a grand, classical style sandstone former bank that was converted to flats in the past but is now vacant and its ornate portico is partially supported by scaffolding.

Loreburn Church on Loreburn Street has been vacant for some years and is slowly falling into disrepair. It is a prominent building on the one-way system.

The former Art School, George Street has been vacant for some years and has planning permission for conversion to flats. It has not yet fallen into a state of disrepair and it is due to be auctioned in the near future.

The former ‘reptile shop’ on Irving Street has evidence of some structural decay and has the potential to become derelict if a new use is not found.

There is a regular turnover of buildings which become vacant or have been vacant for some time and are seeking new owners or new uses. This applies to some of the shop units in the High Street too.

24 Vennels and closes The vennels and closes provide intimate and confined spaces in the centre of the town. They are found between the long lines of frontage buildings. Those that remain are links to parallel streets and hidden spaces or places. The closes and vennels are a particular characteristic of Dumfries. While most historic closes have been lost, there are still many which are used as pedestrian short cuts to and from High Street. Some have strong associations with historic people and events. While the character of some of the remaining closes has been compromised by demolition or modern development in many places, those that have survived can be preserved, their function restored, given more attention and their appearance enhanced.

Townscape In combination with street layout, spaces and roofscape several areas of distinctive and unique townscape within the conservation area can be identified. The town centre area has a largely traditional townscape with closely developed streets but there are also elements which are unique to Dumfries. Changes have taken place within the town over many centuries, with some departure from the unifying townscape characteristics. Some of these are beneficial to the character of Dumfries and others have not. The important townscape features are set out below.

• Regular and consistent size, shape and number of small buildings form the main background of the historic core. Frontage widths and proportions are based on the mediaeval burgage plots. At street level signage above shops reflects the traditional frontage width. • The building line for many of the streets is directly to the back of pavement. In the ‘newer’ streets and runs of terraced and semi-detached buildings, building frontages are flush with their neighbours although they are set behind small private front spaces.

25 The walls and railings in front of these spaces form a continuous line at the back of the footway, except where they have been removed. • Architectural styles vary between the simplicity of early stone buildings, such as the Burns Cottage, to the ornate civic and commercial buildings from the 19th century. • The dominant use of materials in the buildings is local sandstone with grey Lancashire or Welsh roofing slates. The buildings in the High Street area are mainly painted render. • The massing of buildings including their height, width and form changes depending on the purpose of the building and when it was built. There is a mix of civic, commercial, retail, faith buildings, individual dwellings and buildings with multiple uses. The mix is unique to Dumfries. In those that have been subdivided or the original use changed the architecture may no longer reflect its current role.  The core historic streets have 2, 3 and some 4 storey buildings; other streets are lower having 2 or 2½ storeys, with basements or dormers.  There are many shop or other commercial units at ground floor and occasionally on upper floors too.  There are also individual buildings which appear out of scale with neighbours, some historic and others more recent. Some of those designs may contrast with and be appropriate to the immediate surroundings, however not all can be described this way. • Landmark buildings are interspersed with simpler or smaller buildings so that their points of difference stand out. They have a range of characteristics in terms of heights, scale, architectural themes, embellishment or contrast. • Central civic spaces have formed where streets intersect with public statues and other forms of street furniture or feature.

Building façades The building façades are the most visible part of the Dumfries townscape. Their character depends on the overall form, use of materials and architectural details. From street level it is the shop fronts that are most noticeable but in other areas the red sandstone terraces and pairs of houses draw the eye along the street.

Upper floors sometimes have surprising detail some that match their neighbours and others that stand out as a centrepiece or an individual unique design. There are architectural details and elements that have been retained on the upper floors and looked after but also many places where windows and doors have been changed in format, in material and in opening mechanism along with being fitted without a traditional depth of reveal. Some upper floors above shops are not cared for and have a detrimental impact on the whole street. However, in residential units and offices that are fully occupied, it is more likely that maintenance is carried out.

Roofscape Most roofs are traditional in form and use grey slate, with many chimney stacks and good collections of cans which contribute to the variation and interest of the roofscape.

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Together with modern elements they create a distinct and eye-catching roofscape. The variety can be seen from a number of high points and from upper floors of buildings in the town.

• Some streets have uncomplicated roofscapes with regular ranks of large, dominant chimneys. Other streets have more variety between the size and shape of the chimney heads and a less ordered roofscape. • Parts of the conservation area have notable changes in height between and within roofs such as traditional chimneys, church steeples and spires, turrets or crow stepped gables • Some significant buildings have French pavilion roofs. There is high level brattishing and a number of buildings have parapets or finials. • Dormers are also significant in the roofscape with a variety of traditional and modern designs. There are canted, hipped roof dormers or simple gable dormers. There are also square forms with flat roofs. The variety in dormer size and shape is not always a positive characteristic. • Sandstone skews often mark gable ends and define the divisions between buildings. Some have carved or shaped skewputts which are a unifying feature of a group of buildings or unique to individual building.

The roofscape of Dumfries is striking and readily identifiable. It has been created over several centuries working with the topography, local materials and architectural styles of the time. The roofscape is punctuated by prominent buildings of religious, civic or commercial status which are seen in many views. In order to keep this unique local identity and ‘sense of place’ the impact on the views and heights must be carefully considered.

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Buildings Buildings within the designated conservation areas are of diverse appearance and construction with a mix of styles and ages which reflect different periods of economic prosperity and confidence. Elaborate architecture in buildings, especially former banks, sit alongside more modest properties. Over many years some houses became shops and older buildings gave way to newer development, usually purpose-built commercial and retail, some with accommodation above, and usually reflecting the architectural fashion of the time.

There is little evidence of early origins in the outward appearance of most buildings as most of the conservation area buildings have classically derived outer envelopes from the 18th and 19th centuries and many were built at that time. However, there are also designed early twentieth century buildings including Burtons shop in High Street and the 1930s Dumfries Academy extension both in art deco style. The 1904 former Workington Brewery Aerated Water Works at Dockhead has an interesting symmetrical façade.

Landmark or Key Buildings There is a rich legacy of landmark or key buildings in the conservation area which are significant to the character and appearance of the town. Some churches are very prominent in wider views of the town.

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Greyfriars Church terminates the view at the northern end of the High Street and beyond the southern end, St. Michael’s Church seems to exploit the topography of the town on an elevated site. Mid Steeple in High Street is important in close and wider views and as a meeting point within the town. The building has very significant historic interest. Civic and court buildings are of individual design on Buccleuch Street such as the Sheriff Court with two formal entrances and roof turrets and the Municipal Building with a simpler, symmetrical, regular frontage. Many Civic and Public Buildings are also landmark or key buildings. (See note below)

Many buildings are significant in their immediate surroundings, such as the former bank at 8 English Street, Barbour’s department store on Buccleuch Street and the former Paling’s shop on Queensberry Street. There are a number of other grand, sandstone fronted buildings on Buccleuch Street contrasting with modest terraces of 2-storey rendered and painted buildings. Church and chapel buildings from the 19th century occur throughout the conservation area differing in design from other buildings and sometimes in their own spaces.

A few, small tower blocks are found in Dumfries Conservation Area: - a 5-storey office block on Irish Street, the Telephone Exchange and the substantial three storey Police Station on Loreburn Street as well as the 5-storey school on Academy Street. There are also 20th century, 4-storey flats on Shakespeare Street just outside the conservation area. The massing, that is their general size and height, and the contrasting palette of materials used singles them out as having different character from surrounding.

29 Loreburn shopping centre is also to some extent a landmark building but unfortunately the relatively monolithic massing means it is out of scale with the general pattern and grain of development. At street level it has some traditional scale shop frontages.

Many traditional buildings have been altered and modernised and this is particularly noticeable when there are views to the rear which have been opened up following demolitions.

Building types Within the conservation area there is a broad range of building types.

Tenements There are 2, 3 and occasionally 4-storey buildings in the town centre usually with a shop or business on the ground floor and residential accommodation above, accessed using a common stairwell from a door in the street frontage. There are many examples in Friars Vennel, Great King Street, English Street and on Whitesands. However, the occupancy rate of residential tenements is relatively low due to poor conditions and absent owners and some retailers use the upper floors for storage.

18th Century Town Houses Relatively few are unaltered but remain a significant part of the character of the town. 93 Irish Street and the Waterstones building on High Street are notable elegant Georgian buildings with good proportions and classically derived detailing.

18th and 19th Century Vernacular The smaller, often simpler, ordinary, buildings many of which started out as residential make up this building type excluding the more elaborate, taller buildings some of which may have begun life as simple vernacular dwellings Howgate Street on the west of the conservation area has an interesting example. Some alteration and frontage remodelling at ground floor has been carried out to accommodate shops.

The buildings have slated, relatively steep pitched roofs with significant chimney stacks and skew stones, important in street views. There were earlier single storey dwellings which were raised in height to provide additional accommodation. They are generally stone walled, mainly local sandstone, which have been harled or rendered and painted. The front to back depth is shallow usually less than 9m. The regular, simple facades have vertically proportioned timber sash and case windows some of which have now been replaced to the detriment of the character of the building.

Victorian Terraces Rae Street and Catherine Street are examples of the suburban expansion away from the centre. On the western side of the conservation area, properties on Laurieknowe and Terregles Street also fit this description. The best examples are of local red sandstone with some architectural details to add character. The traditional window openings and joinery for windows and doors create a solid but elegant appearance. Some have

30 remained as individual houses while others have been converted to flats. Occasional changes have taken place which disrupt the frontages such as changes to windows and doors using unsympathetic materials and formats and alterations to dormers. These terraced streets have strong original character.

Victorian and Edwardian Lovers’ Walk and parts of Newall Terrace are part of the later period of expansion of Dumfries and include linear groups of substantial semi-detached or detached houses (villas). They are larger than the earlier terraces nearby with more architectural detail and often including bay windows and ornamented doorways. In each group, they are usually set behind front gardens of the same size. Stone front garden walls and railings and stone gate pillars add to the refinement of these dwellings. Changes to the material and format of windows has had some detrimental impact on original character.

Large Commercial High quality and fine architectural design and detailing characterises many of the earlier large commercial buildings. The late 19th century former bank on the corner of Irish Street and Buccleuch Street is a particularly grand example as it has granite columns supporting a classically detailed portico. The ground floor has rusticated red sandstone ashlar. On English Street the 1880s Queensberry Hotel has very detailed stone carving on its front elevation.

31 There are a number of architecturally interesting commercial buildings from the 1930s including Queensberry House on the corner of Queensberry Street which was formerly a bank. Subsequent design of commercial buildings was significantly less interesting.

Civic and Public Buildings From the mid-19th century to the early 20th century several buildings were erected to serve the burgh and to provide commercial and judicial services to the town and surrounding area. These include the 1863 Sheriff Court on Buccleuch Street, the 1912 Main Council Headquarters on English Street and a range of schools, offices and other functional buildings. They were mostly built from red sandstone and make a considerable and positive impact on the streetscape.

Modern Most of the modern housing blocks are not within the conservation area with the exception of those on George Street. All have a visual impact. Those on Church Street are prominent in views out of the area and impact on the setting of some key buildings, not least the Devorgilla Bridge. Most are out of scale with the earlier traditional development around. Their simplistic grid and box style that give them an appearance that is out of keeping with the conservation area.

Architectural Details, Materials and Finishes

Nearly all the buildings within the conservation area from before the mid-20th century are built of a consistent palette of traditional materials with period details such as local stone, traditional slate roofs, timber sash and case windows and cast-iron rainwater goods. There is often architectural embellishment present which can be in the form of ornately carved stone.

Roofs: The older buildings in the town originally had heavy thick Scottish slates but there are very few remaining. Grey Lancashire and Welsh slate took over as Scottish supplies dwindled. The pattern and style of slating depends on the type of slate used and is part of the architectural and historic character of buildings and groups. The most traditional Scottish roofs use a range of sizes from very large dimension, heavy slates of random widths, laid with a very substantial overlap from the course above. The slates then diminish in size, and thickness, as courses progress up the roof. This is very effective for weatherproofing and creates a distinct pattern. Skew stones, usually sandstone in Dumfries, were used to reduce wind lift on the gables. Most of the original ridges were sandstone. Very occasionally lead may have been used and more recently galvanised ridges have become common. Some loss of slate has taken place with concrete tile being substituted losing the texture of the traditional roof.

Windows and doors: The windows of traditional buildings were mainly timber sash and case usually with glass areas subdivided by glazing bars commonly referred to as astragals. Earlier buildings had 12-panes (6-over-6) due to the limited glass sizes available; manufacturing at that time was blown glass or creation of cylinders which were

32 flattened and cut when hot. The Victorians invented new methods which allowed bigger pane sizes e.g. 4 panes (2-over-2) or 2 panes (1-over-1). Imperfections in the glass are of historic interest, showing how the glass was made. Some of the historic glass should be preserved in some windows. Doors were timber usually of frame and panel construction. Earlier doors were six panels while later doors tend to have four panels.

There are often glazed windows above doors (fan lights) particularly in George Street and Castle Street, where glazing bars are used in the glass to create fanlights above doors.

Back doors and pend doors are often plain painted, vertical boarding. Replicating the pattern of the doors in modern materials is not successful because substantial framing is required unlike timber.

Architectural embellishment: There is a range of architectural styles including simple raised margins defining windows and doors; gable, parapet and French pavilion roofs; skews and skewputts at roof edges and divisions in terraces; and a wealth of ornamentation. The architectural ornamentation across Dumfries Conservation Area varies from repeated themes which unify groups of buildings such as string courses, banding defining internal floor levels, corbelling and stone tooling and railings with varying detail. There are also unique, individually carved stone features found on the façade of buildings, around door and window openings and on parts of the roof. The more ornate carvings and statuary are found usually on buildings of higher rank and prestige.

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Former bank, Church Crescent and Queensberry Hotel, English Street both Category B Listed

Masonry: Locharbriggs sandstone, red-brown in colour, is found throughout the conservation area used in the construction of elevations and garden walls. It has been used for several centuries. The character of all of Dumfries relies on red sandstone coupled with grey slate roofs. Even modern infill development such as the Loreburn Shopping Centre uses sandstone cladding and with slate roofs this approach helps new buildings to fit better with the materials in the surrounding buildings.

Sandstone is very vulnerable to damage from salts used for de-icing road surfaces and this is evident in the plinths of a number of sandstone buildings in the conservation area.

34 De-icing salt damage on sandstone plinths in the town centre

Render, Harl and Paint: In the town centre retail area, a large number of the buildings have rendered and painted walls. The palette of paint colours is mostly in the white and cream range although some more lurid colours have been used on recently painted elevations and margins. It is likely that original lime harled elevations have been lost and replaced with cement-based render but where it is discovered that harling remains it should be retained and repaired. In the late 20th century and more recently, a small number of ashlar sandstone elevations have been painted. This completely changes the character of the buildings or a group of buildings. In some cases, the paint is not breathable therefore unsuitable for sandstone and likely to result in fabric decay after some years.

Paint removal has been carried out on some buildings that were previously painted. While this may be an attempt to revert the building to its previous character and appearance it risks permanent damage to the masonry. Sandstone is very difficult to clean successfully even when gentle methodology is used. Changes in planning legislation has reduced the number of buildings being painted as permission is required.

Shop fronts: Shops, or certainly traders, have been a feature of Dumfries Town Centre in some form since it became a burgh. The trade would have begun in market places, and eventually in the 18th century, front rooms began to be used where goods could be kept under shelter. Whether these had a particular ‘shop front format’ is unlikely. There are early 19th century shop windows in buildings in Dumfries which are relatively simple.

Simple shop fronts in St Michael’s Street

35 There are currently over 400 properties with shop or business frontages across the conservation area. These include retail, cafés, pubs and offices where the public have direct access. Since the late 18th century shop fronts began to have a presence at street level making them the most prominent part of some buildings. Within the conservation area the style and design of shop fronts varies considerably often relating to the age of the whole building but often remodelled with the fashionable look of the time. Dumfries is fortunate in possessing some attractively detailed shop fronts, with fascia, consoles and pilasters typical of the Victorian or Edwardian period. These traditionally proportioned shop fronts are a very significant element in the streetscape.

MARSHALL ARTS Art & Craft Supplies

National businesses sometimes impose standard corporate livery and detail which is unsympathetic to local character however in other historic places those same businesses have taken a more sensitive approach without detriment to the historic environment. Many of the larger shops have modern frontages, often out of character with the building above or its street location in the conservation area. It is possible to introduce some types of modern material but the design must not have ill-proportioned glazing or poorly detailed surrounds; a fascia that is too large or too much included in the signage.

A well-designed traditional frontage relates to the size of the building of which it is part, its age and the materials used. Stone and bronze have been used in Dumfries but most shop fronts are timber. Display windows are often divided vertically. Doors are traditionally recessed, either central or to one side; and the whole front is framed by pilasters to both sides and sometimes around the door. Decorated and corbelled consoles are found at the top of the pilasters framing the sides of a fascia where the signwriting would be applied. Beneath the shop display window there is a masonry stall riser above which is a sill. Depending on the goods for sale in the shop, vents may be inserted in the stall riser and also at the top of the display area as part of small, clerestory windows above the transom.

Many smaller shops, often located in streets leading off or parallel to High Street, have good traditional shop fronts. These reflect the grain of the development plots and

36 celebrate independent and historic design, making a very important contribution to the character of the conservation area.

There are a number of places in Dumfries Conservation Area where there are Dutch blinds and balloon canopies which are not traditional streetscape features in this area. The shape and material detract from the architectural interest of the shop front and are not appropriate in the conservation area. Traditional retractable awnings are used in a number of places and can add to the vibrancy of the street by allowing customers to occupy outside space.

Modern shopfront with traditional elements

Shutters and grilles and alarm attachments have the potential to spoil the appearance of a frontage and should be avoided. Alternatives can be carefully designed.

Shop front lighting should be designed to be discreet and effective in picking out the relevant parts of the shop name and information or the best features of the building frontage. Internally illuminated signage is generally not appropriate in the conservation area.

Shop front security Shop front security can be very detrimental to the character and vitality of the street. In particular, external roller shutters can conceal the most interesting parts of the shop. There are a range of alternatives available which preserve character. The Council has guidance on shop fronts and security on its website. http://www.dumgal.gov.uk/media/19977/LDP2-Supplement-Shop-fronts-and-security-February- 2018/pdf/Shopfronts_and_Security_NON_STAT_SG_Feb_2018.pdf

Advertisements Well-designed, well-kept and proportionate advertising on shop fronts, on the fascia designed for that purpose and using pictorial hanging signs, enhances the character of a historic street. Conversely, signage that is not designed in context, and where too much information is provided in the same place, has a detrimental impact on the quality of the

37 streetscape and the character of the conservation area. Away from the business premises, carefully designed, small hoardings may be acceptable where they meet other amenity and traffic requirements. There is also potential for the use of modern advertisement technology if placed carefully. A-boards that are removed from the street at the end of a business day may occasionally be acceptable where they do not cause a hazard to pedestrians or other traffic or add to the general clutter.

Street Furniture and Signage Throughout Dumfries Conservation Area there are a large number of planters, seats, bollards, road markings, and traffic and other directional signs. Many of these items are needed to meet regulations in terms of the instructions and directions they provide. However there appears to be unnecessary repetition and some signage is placed where it conceals the features of an historic structure. Considering all signage requirements and structures and street furniture as a whole could lead to better placement and reduced maintenance burden across the conservation area.

Developing, and keeping to, themes which are designed as part of enhancement schemes in the conservation area provides continuity of character in the public realm. Considering the use of existing structures to attach signage and designing combined purpose of street furniture will reduce clutter.

Sculptures and Works of Art Across Dumfries Conservation Area are a number of art works in the public realm. They include the following although there are many smaller carved stone features without dedications. • The 1882, Category B Listed marble Burns Statue. It was created in Italy from a single piece of marble to a design by Amelia Robertson Hill [née Paton] a prominent 19th century Scottish sculptor responsible for many public commissions. It has recently been cleaned as it suffers from the unfortunate annual summer gull population • The Category B Listed cast iron High Street Fountain which is three tier, scallop edged with dolphins and cherubs as part of a classically derived detail. It is centrally placed within the shopping area of High Street but in need of restoration and then repainting to its original livery. • On the Jubilee Buildings on the corner of Loreburn Street and English Street is a carved sandstone bust of Queen Victoria. She is much overlooked and has damage to her nose. • In Church Street beside the observatory is the Category B Listed 1841 Sinclair Memorial, a painted stone, open octagonal temple, designed by W Dickie and bequeathed by Dr John Sinclair. • In the graveyard of St Michael’s Church is the Category A Listed Burns Mausoleum by T F Hunt, laid in 1815. An octagonal temple marking the resting place of the renowned Scottish poet Robert Burns.

38 • Category A Listed Queensberry Column in stone, by Robert Adam which was originally erected in 1780 but moved and reinstated in Queensberry Square in recognition of Charles, Duke of Queensberry and Dover by the County. • Painted stone statue at 9 Church Crescent, a Category B Listed former bank. In a niche on the first floor is a sculpture by John Currie of Dumfries depicting the Reverend Henry Duncan, founder of Dumfries Savings Bank.

Part Two: Managing the Character Areas Boundary of Dumfries Conservation Area including Archaeological Sensitive Area and Listed Buildings.

39 Ten character areas have been identified on which the following sections are based. The elements of individual and groups of buildings and the pattern of development are different in each area. Each area has also experienced different degrees of change. The original designed architecture or vernacular style, the age of buildings, streets, spaces and trees in each area contribute to its particular historic character. Modern and modernised buildings may impact on character. Within each area, features and themes which should be given careful consideration are noted, so that development, maintenance and change can be managed in a way that contributes to character in the most positive way. Each character area includes: General character – description of the themes and characteristics of the majority of the buildings in the streetscape. These are the main elements of character that should be preserved or enhanced. Key features – buildings or other elements important to character which should be carefully considered when new proposals come forward. The significance of these features and their setting should not be reduced or marred by insensitive development or inappropriate change. Issues and conflicts – aspects of change, development or maintenance that have a detrimental or negative impact on the character and quality of the conservation area, helping formulate some of the actions needed for positive management of the conservation area. Buildings and spaces in poor order - there are a number of buildings which appear to be at risk of deterioration within Dumfries Conservation Area. Some may be in the process of being sold or have planned improvements or work may be underway. Their external appearance and evidence of under-occupancy singles them out along with apparent poor maintenance. Development opportunities – to identify sites where new buildings or structures would have a significant beneficial impact on character. Enhancement opportunities – Enhancement opportunities are suggested to enable all decision makers, groups and owners to focus on actions that may be taken to enhance the character of the conservation area. The distinctions between different parts of the town that give them their special character are important as they add extra richness to the overall Conservation Area and show the historical development of each area with different architectural styles and fashions and changing social trends. They reflect particular needs and uses within the particular area.

Looking at the town in greater detail as a number of character areas shown on the following map draws out the more obvious structural differences across the town centre and the nature and visual character of the streets. There is necessarily some overlay as buildings and spaces do fit neatly into a character area.

40 Character area key map within Dumfries Conservation Area:

A Whitesands and Riverside to Dock Head, Mill Green B Irish Street, Friars Vennel, Bank Street C Georgian Town with Buccleuch Street D High Street (with Burns Square), Queensberry Street and Great King Street E English Street F Loreburn Street and Shakespeare Street G Victorian and Edwardian Suburbs H St Michael’s [two parts] I Galloway Street and Market Street J Church Street and Deer Park

A - Whitesands and Riverside to Dockhead, Mill Green

This area is the riverside along the western edge of the town centre and the riverside edge of Maxwelltown. Buccleuch Street Bridge and Dockhead are often the arrival points in Dumfries.

41 Whitesands is a broad open area now used mainly for parking, bus stops and as a traffic route. It lies within the flood plain on the east bank of the River Nith between Buccleuch Street Bridge and Dock Head at St Michael Street Bridge. It was formerly the cattle market and a key public space within the town. The buildings on the east of Whitesands overlook the river and form a hard, urban edge.

The views from Whitesands to the north are mostly obscured by Buccleuch Street Bridge but the tops of trees on the other side of the river can be seen. Looking across the river to the west is Mill Green which has a small semi-natural wooded area and informal open space between the Burns Film Theatre and St Michael’s Bridge. These open, green areas are a welcome contrast with the built edges of the town.

Whitesands is predominantly a road with large parking areas either side but it includes a cycleway and footpath along the edge of the river, creating a narrow space between the river and the parking. The whole has a very strong linear character. There are unique little details designed into the safety railings along the river.

The ground rises to the east and several key buildings dominate; as some of these front Irish Street, the rear of buildings are exposed to view. This is an aspect of character that has both positive and negative impact on character depending on the intention of the original design of the buildings.

At the north end of Whitesands a continuous row of late 18th or early 19th century buildings begins with a Category C Listed 3-storey 5-bay white painted ashlar elevation shop windows at ground floor. The next building is of similar age, also C Listed, but much lower being 2-storey and because land levels fall. The next three buildings step down in height by varying degrees and the row then meets two taller buildings. The row ends at the C Listed, 18th century former pub, the 5-bay Poacher’s Rest which is no. 32 Whitesands and faces south.

The whole row has the following characteristics - mainly 2-storey; - all stone built, mostly rendered or painted; - building line is at the back of the footway; - a variety of business frontages at ground floor; - roof pitches vary; - a small number of dormers are present; - most roofing materials are slate but not consistently so; - some remaining chimney heads are altered or removed, or cans and skew stones lost; - shopfronts are modern or altered from traditional style; - condition of the buildings as a group is variable; and - the row is punctuated in three places by a narrow pend, Brewery Street and Friar’s Vennel

42 The row of buildings on the eastern side of Whitesands continues in the form of a wide- open area from the former Poacher’s Rest pub which faces south. The pub defines the northern edge of this space. The buildings are set back a little further at the New Bazaar pub (38 Whitesands). Although unlisted this pub has retained much of its original external character:- red ashlar sandstone, slate roof and skew stones and at some stage in its history three dormers have been added. Alongside the pub is Brewery Street Car Park which has a wide entrance allowing views to buildings on Irish Street.

Beyond the car park the row continues with a C Listed traditional late 18th century 3-bay, 3-storey building with relatively simple shop-window openings. However, the shallow pitched 2-storey building is of very altered appearance and out of character with others. The B Listed office with warehouse behind from about 1900 is attractively detailed. It is beside the entrance to Market Car Park from where there are views to the rear of a former chapel on Irish Street. The eclectic mix of heights and building types is part of the character but the condition and changes to some of the buildings has reduced the overall architectural and townscape quality such as the single storey, shallow pitched building beside the car park entrance. The traditional 3-bay, 2-storey house with shop sized windows at ground floor, then the tall modern design information centre and finally in this row the C Listed, 2-storey, 18th century Coach and Horses Inn complete the row.

South of Bank Street the first building is a monolithic modern bank building from the 1980s with some architectural quality but very different from the northern part of Whitesands. The job centre building which fronts Irish Street is equally monolithic and there is an open carpark which fails to conceal any part of the buildings to the rear of High Street.

The general 2-storey character of Whitesands returns with two attached ashlar buildings but at Assembly Street begins a run of single storey white rendered buildings and a car service building which began life in the early 20th century. By contrast the next building is the fine A Listed Georgian house with its undercroft and service buildings behind a gate at 92 Whitesands and its frontage at 29 Irish Street. It has been privately restored. The former Church Hall now the Salvation Army Citadel, and C Listed town house at 99 Whitesands complete Whitesands.

Along Dockhead, the architectural coherence breaks down further as there is great variety between the building types, which include early 20th century 2-storey commercial buildings followed by 2-storey dwellings and then an early 20th century water works building in use as a snooker hall. There is an opportunity to encourage the renovation of the frontage of this building to highlight its striking façade.

Brewery Street runs parallel with the northern part of Whitesands ending where it widens. Much of the street is a narrow service lane. It finishes at the Buccleuch Street underpass and is the access to car parks for commercial properties. Where Brewery Street meets Friars Vennel, is a small square that has potential to be more pedestrian

43 friendly civic space. The buildings fronting Brewery Street are 2-storey white painted stone many with shop uses but few with traditional shop fronts. There is an interesting classical doorpiece at the rear of a property on Whitesands. Otherwise the buildings are very much back elevations in rather poor condition with underinvestment in maintenance and poor quality repairs.

On the other river bank, Mill Green is an open area on rising ground well covered in mature trees that merge with the mature garden grounds of properties fronting Church Street above. It ends at the Burns Film Theatre building, the former town mill. The Caul (weir), the Old Bridge House Museum and Devorgilla Bridge are an important historic grouping.

SIgnificant Buildings: The Coach and Horses Small, late 18th century, on corner with Bank Street. A very traditional building once more common.

Former Poacher’s Rest, 32 Whitesands Modest sized, traditional smaller scale building on corner of Brewery Street and set at right angles marking the end of Brewery Street and defining the wider part of Whitesands.

Devorgilla Bridge The oldest surviving structure in Dumfries dating from its reconstruction in 1620. Shortened in the early 19th century from nine arches to six seen today. Highly significant building in the view and as a place to view from.

92 Whitesands/29 Irish Street Built by William Carruthers of Dormont, between 1690 - 1700. A barrel-vaulted space under the residential accommodation was used as a bonded warehouse. Ancillary courtyard buildings open onto Whitesands.

Former Workington Brewery Aerated Water Dock Park (circa 1904), recently Works occupied as a snooker hall. The symmetrical façade has rounded

44 gables and interesting window openings.

Key considerations for general management and enhancement:

The river, riverside spaces and views - The riverside is highly significant to the character of Dumfries - River Nith is dynamic and ever-changing and should remain the focus of this area - The Caul is of visual importance creating movement and sound in the water - The open spaces give light and air to the town centre and should remain undeveloped in respect of buildings - From Mill Street, views of Irish Street and High Street area should be protected - From Whitesands views of the west river bank, Mill Green and the Observatory - Managing flooding to protect businesses and activities (scheme at public inquiry) and attract investment and property care - Make more of the calm restful river above the Caul

Activities, landscape and townscape value - High potential to accommodate more activities in the urban spaces - Potential for enhancing the landscape - Potential for improving the townscape through attention to detail - Potential for improved accessibility to Devorgilla Bridge - Potential to improve settings and architectural quality of all the bridges - Potential to make more of the views from bridges - Make more of space both sides of the river to link walkways and parks beyond Whitesands - Introduce and manage large scale trees - Continue the use of surface materials which enhance the historic character

Scale, massing and development - Avoid larger scale, wide modern buildings and promote smaller scale, narrow plots along the street frontage - Replace or enhance former workshops and to work better in the smaller scale street frontage - Find sensitive ways of concealing rear of Irish Street properties where beneficial

Traditional architectural elements and appearance - Resist the loss of traditional architectural elements and avoid insensitive alterations - In particular avoid the loss of the unifying character of traditional windows - Ensure modern materials are not used to the detriment of natural stone and slate - Encourage investment in repair to reverse deterioration from poor maintenance particularly in Brewery Street

45 - Rationalise the wires and vents that mar the appearance of buildings when opportunity arises - Reconsider traffic management and traffic engineering - Reconsider the necessity for the volume of street furniture, signage and paving materials - Base enhancements and improvements on an aesthetic developed from the historic character pedestrian convenience and needs - Rationalise signage especially where it occludes interesting features of buildings and bridges

B - Irish Street with Friars Vennel and Bank Street

Irish Street marked the southern boundary of the original mediaeval town, known as West Barnraws. By the end of the 19th century Irish Street was closely developed, principally mixed commercial and residential and had a wide range of buildings from services to workshops and fine town houses. The historic character of Irish Street has being eroded by interventions, some recent, particularly the clearance of properties fronting the street to create rear servicing space for the developing High Street. Fine buildings were removed as late as the 1990’s. This has resulted in a very varied mix of scale and age of buildings such as the 1960s 122 Irish Street, the 1990s Job Centre and the prominent Victorian Italianate building at number 86, now converted to flats and nos.107-109 are 20th century workshops. These are interspersed with service yards, car

46 parks and entrances. Irish Street now has a very confused urban form with a few very attractive and fine traditional buildings.

Friars Vennel and Bank Street, crossing Irish Street, are important links between the Whitesands and the High Street.

At the northern end of Irish Street between Buccleuch Street and Friar’s Vennel, retail remains dominant with a number of specialist shops and beauty services. The mediaeval grain of the street has been retained in this section on the eastern side where buildings are two storey with narrow frontages, built to the back of pavement. Some of the shop fronts are interesting and in good order. Category C Listed 178-184 (Smyth Buildings) and B Listed nos.168-172 include shops with residential and offices above.

Frontages in Irish Street

The northern end of the western side begins with a B Listed former bank on the corner of Buccleuch Street. The grain on the western side is then partially lost as the 19th century terraced properties were amalgamated at ground floor into the frontage of a large shop although some of the individual definition has been kept in the façade at first floor. This large shop has recently become vacant.

There is a small space at the junction with Friar’s Vennel where improvements to the paving has taken place, where there the narrow close, Greyfriars, leads off. There is a set-back in the building line and new stone paving. This is an important node in the streets for pedestrians although the narrow road is also open to vehicles. The western corners of the space are formed by the B Listed Douglas Arms, no.159 Irish Street, a 19th century house incorporating 18th century fabric. The eastern corners are formed by C Listed 77 Friars Vennel which has shop windows onto both streets and B Listed 166 Irish Street, with 18th century origins.

Between Friars Vennel and Bank Street the variety of buildings continues. On the eastern side it is dominated by large buildings from the 20th century office blocks and service entrances for shops on High Street however the western side has several very attractive buildings, many of which are Listed. They are a mix of heights and frontages with some set back from the building line: - nos.119-127. Some have raised front doors and frontage

47 railings. Their condition and original fabric varies but these were once very desirable dwellings although mainly now in commercial or shared use. These buildings are mostly painted or rendered stone.

Building variety in Irish Street

This row is followed by the stone built Greyfriar’s Hall (auction house) with gabled façade onto Irish Street; the plainer rear gable is visible from Whitesands. Nos.105-109 are modern infill in commercial use - 109 is 2-storey and flat roofed, the remainder is 3-storey with a window-less forward bay, clad in grey stone. The use of ashlar sandstone in parts of buildings is the only architectural link between the buildings in this part of the street.

Irish Street drops down to its junction with Bank Street which is slightly offset to the west. At the intersection with Bank Street the buildings form a coherent group of fine late 19th century buildings with the ashlar, single-storey, former bank addressing the corner. These buildings are significantly more traditional and similar in character with some grand designs among them.

48 The variation in the built character is increased by changes in the building line, the alignment of the street and the change in level as it drops down to cross Bank Street. These changes create a series of short views of the buildings in the street.

The next part of Irish Street is dominated on both sides by large modern, monolithic buildings including the back of retail units and the Loreburn Centre which front the High Street.

However, there are some traditional buildings in the mix such as 2 Assembly Street facing onto Old Close with a second frontage onto Irish Street. It is an 18th century 3- storey building, once a club. On the opposite corner with Assembly Street is a group of late 18th and early 19th century buildings. This is an important node point although dominated by traffic using the retail service area. The early 19th century B Listed ashlar, Albert Club (no.61) and grounds are set back behind a wall on the western side of Irish Street overlooking the river and Maxwelltown. Its similarity to other known works suggests it is a building designed by the local architect Walter Newall. No. 29 Irish Street, A Listed Rugman’s Hall, also behind a wall, occupies the next large plot. There are two smaller 2-storey buildings on the western side one behind a small front garden and the other at the back of the pavement. These have traditional elements in contrast to the eastern side of Irish Street which is dominated by the Loreburn Centre and its servicing and bus stop arrangements where the street joins Nith Place.

Most older buildings are of red sandstone which, depending on the age and style, ranges from roughly coursed rubble to very finely detailed ashlar. Also prominent are stuccoed buildings that have been painted and lined out to give the impression of fine stonework. Many older buildings retain good traditional architectural detailing. Of note are features such as the delicate fanlights at nos. 63-65, the fluted Doric columns on the front of the Old Bank Restaurant, the heavy portico to no. 86 with the decorative elements and the Roman Doric door surround at no. 93.

The wider streetscape is unimpressive, being for the most part patched tar macadam. Kerbs vary with some significant lengths of older granite edging stones. Footways are for the most part smaller concrete paving stones or tarmacadam.

From Whitesands to the town centre Friars Vennel is an important route and likely to have been developed by the 16th century; not as early as the High Street. It rises from the riverside giving good views back from its upper end towards Devorgilla Bridge, Maxwelltown and the former Corbelly Convent.

The pattern of development along the street is largely traditional with relatively few changes to the early layout. Buildings are close to the back of the street and either 2- storey or 3-storey. There is a varied roof and eaves line giving particular character to the street. Many buildings were replaced or altered in the late 19th and early 20th century but they retain earlier building fabric and original built form. The archaeology is of great

49 interest so where alterations are proposed archaeological investigation and recording should be carried out before and during works.

The street has a continuous frontage of shops some of which have been modernised and now lack the detail and character of the original. The street has been renewed with a mixture of red and grey granite blocks giving a solid, pedestrian friendly surface.

The informal space at the crossing with Irish Street has been referred to already as having potential to become an activity space.

Bank Street

Bank Street is a short, relatively straight street that connects Whitesands with High Street, Bank Street and is very different from Friars Vennel. Its upper section is tight grained with many small retail units and dwellings or office spaces above. The lower section is wider and buildings are of a larger scale and higher status. This is reflected in the number of Listed Buildings in Bank Street. A number of former banks provide a strong, imposing townscape.

Significant Buildings 29 Irish Street Sited behind a tall rubble garden wall, late 17th century front with rusticated stone quoins dividing the elevation into three sections; important to Whitesands streetscape.

50 86 Irish Street and Old Bank prominent large buildings from more prosperous times in the latter part of the 19th century; converted to new uses. Bank Street formerly the Commercial Bank, now a restaurant. 86 Irish Street formerly British Linen Bank now flats but portico in very poor condition 2 Assembly Street Prominent frontage at right angles to Irish Street closing view from Bank Street junction; late 18th century with 19th century alterations by James Barbour, formerly the Dumfries and Galloway Club

The Albert Club From 1828, fine, detached red sandstone building with Georgian features and a fine Doric portico and corniced windows; part of the historic townscape seen from Whitesands.

16 Bank Street former National Bank of Scotland; a tall sandstone ‘palazzo’ built in 1862 with significant ornamentation

Key considerations for general management and enhancement: General management themes new development should focus on reviving the historic townscape with a new higher quality threshold; reinforce and reinstate traditional shop fronts to maintain the character;

- new uses should be encouraged for vacant and under-used properties such as residential on upper floors and using carefully designed conversion; - rationalise wires and vents that mar the appearance of buildings when opportunity arises; - reconsider the impact of traffic management and traffic engineering schemes; and - consider carefully the placement and need for traffic and parking signage where it impacts negatively on the historic environment. - Linkages and layout - importance of pedestrian linkages to Whitesands from High Street should continue to take priority; - improve the public realm and discourage traffic and parking where it impedes pedestrians; - continue the use of surface materials which enhance the historic character

Activities, landscape and townscape value - avoid larger scale, wide modern buildings and promote smaller scale, narrow plots along the street frontage;

51 - on Irish Street consider ways of closing up low quality rear views of High Street properties but keep pedestrian vennels open; - take a strong line in planning decisions to reinstate the architectural integrity of Irish Street, Bank Street and Friar’s Vennel where new development has harmed it; - protect the setting of the very fine buildings remaining on Irish Street; - keep and reinstate the narrow traditional frontages which offer small units for diverse uses; - resist the loss of further traditional architectural detail and insensitive alterations – windows, railings, doors, dormers, roof details – and encourage the repair and reinstatement of the existing where traditional; - ensure modern materials are not used to the detriment of natural stone and slate; and - retain trees in the small number of places they occur and enhance areas with appropriate scale trees.

C. Georgian Town with Buccleuch Street

The area west of Buccleuch Street was laid out from the 1760s onwards in a purposeful and planned manner. It has a typical ‘Georgian’ design and layout on a grid pattern of streets with the main thoroughfare, George Street, running roughly parallel to Buccleuch Street. The layout remains a strong feature of this area.

Stretching from Irving Street to Charlotte Street the Georgian Town was only partially implemented, beginning in the early 19th century with the 1853 Ordnance Survey of the burgh showing that only Castle Street, Gordon Street and parts of George and Irving Street had been developed.

52 Castle Street was laid out in 1806 to designs by Robert Burn, who designed the elevations for the buildings that were to line the street. The plans may not have been altered a little during building works. The buildings previously extended across into what is now Burns Square, with Greyfriars Church hidden behind. The houses on Castle Street are of a higher standard of design and detailing, and are Category A Listed. Those on the east side are 3-bay while those opposite have 2-bay frontages. The buildings are painted ashlar with fine stonework but decoration is low-key but of high quality. Entrances have pilastered surrounds and doors have elegant and finely detailed fanlights. Although there are small differences in the detailing such as the fan lights and the railings along the frontages, they have a unified appearance.

In Castle Street and George Street houses have been converted to offices for professional firms. The view northwards along Castle Street is partially closed by the new block of flats that has not succeeded in taking on some basic principles of Georgian proportions in the design in the elevations and therefore contrasts with the tradition of the architecture around it.

George Street forms the spine of the Georgian Town although less of it was developed compared with Castle Street. It has a number of side streets at regular spacings which join at right angles. It is broad, straight and does not have distinctive vistas however to the north the modern 5-storey school tower block closes the view, while southwards the view is partially closed by the modern Barbour’s building.

At the corner with Charlotte Street at its western end is a sunken area used for car parking which should have been developed in the original layout. To the north Loreburn Primary School and the elegantly detailed original Freemasons’ Hall [art school] face Charlotte Street. The Free Church faces the sunken carpark, giving the building a tall appearance when seen from Charlotte Street.

A key aspect of George Street is the quality of the original buildings in the vicinity of Castle Street and up to and including Irving Street, particularly St George’s Church, the Masonic Hall and Moat Brae. Modern development such as the Church Hall, Devorgilla House and J M Barrie House are for the most part simpler and more utilitarian when compared with the earlier buildings, especially those on Castle Street. They are not sympathetic to the quality and form of the surrounding architecture.

Moat Brae, currently finishing conversion and restoration to a children’s literature centre, is a Walter Newall designed building with connections to J M Barrie and the Academy School.

The streetscape is dominated by traffic engineering, such as the speed ramps and kerb build-outs. To the north the space fronting Moat Brae is not so well defined due to the ramped access to the Academy.

53 Charlotte Street is dominated by Barbour’s Home Furnishings which includes an early 19th century 3-storey tenement on the corner with Buccleuch Street. The view, from Buccleuch Street is closed by the former Masonic Hall with its ornate entrance and former Art School and Loreburn Primary School behind.

Gordon Street is a street of elegant and finely proportioned Victorian, terraced, two- storey houses built from Locharbriggs red sandstone. The terrace to the north has unusual triangular plan bay windows. Parking for the modern Devorgilla House apartment block dominates the northern side from its junction with George Street.

Irving Street has a row of classically designed buildings on the west side, which terminates in the prominent but restrained Congregational Church (now the United Reform). It is separated from the corner building on Church Crescent by an unsympathetically altered building. The former Free Church is attached to a shop and flat on the north side of the street and a modest, early 20th century gabled house then turns the corner to Academy Street.

Buccleuch Street was not part of the Georgian development but may be considered as part of the Georgian Town character area. It had already been laid out before work started on the area to the north and was extended to join with the ‘New Bridge’ in the 1790’s. It is a street of two halves, however. The northern side is broadly Georgian with rows of even, well-proportioned buildings while those to the west are mostly 3-storey tenements. The relatively large Municipal Buildings breaks this pattern. In contrast, the east side has a number of notable landmark buildings such as the Sheriff Court, Barbours shop, Bethany Hall and the former bank at 54 Buccleuch Street.

The street rises gently from the river and is a grand view from the bridge with Greyfriar’s Church and the Sheriff Court being especially prominent.

However, the single storey building to the west of the Municipal Buildings is a bit of an eyesore even if its use is important to the community.

Significant Buildings St George’s Church remodelled in 1893 now presents an ambitious Italianate sandstone ashlar front.

Moat Brae circa 1832 by Walter Newall is an elegant classical town house now owned by the Peter Pan Moat Brae Trust with the intention of restoring the building and establishing a centre for children’s literature.

54 Barbour’s a long ‘gently French renaissance’ department store by James Barbour completed in 1879 closing the view from George Street along Charlotte Street.

Sheriff Court imposing Baronial style building of 1866 notable for its busy sky line and the heavy rope moulding around the entrance doors.

54 Buccleuch Street the former Clydesdale Bank designed as a tall palazzo marks the corner with Irish Street. Gifford describes this as “This palazzo has swallowed the bottle labelled ‘Grow’; as its centre soars up from a tall balustraded portico ...”

Former Methodist Church (Weatherspoon’s) by T F Hunt, 1817, though now only the shell of the former church, the interior and roof being entirely modern, the building’s presence on the street corner with Castle Street and its significance in the townscape as seen from Burns Square mark it as important to the character of the area. It has a dominant giant Ionic columned and pedimented portico

Key considerations for management and enhancement Much of the character can be kept by paying careful attention to details through discussion and amendments during the development management process or by incentives to make improvements.

General management themes - the layout of streets on a grid pattern should be continued when any new development is proposed; - simple classically derived proportions must be used to enhance and preserve the character of the Georgian Town; - the quality and elegance of the Georgian terraces relies on the retention of all of the architectural detail;

55 - in Castle Street the opportunity to repair and reinstate railings and gas lamps to match originals should be taken; - railing reinstatement and repair should be encouraged as part of development proposals across the Georgian Town; - loss of original windows and doors should be resisted with repair being promoted ahead of replication and reinstatement; - when opportunity arises, special attention should be paid to rationalising wires and vents that mar the appearance of buildings; - paint should not be permitted on buildings which are not already painted and the colour theme should remain as neighbouring buildings to preserve the continuity of architecture; - although not a dominant frontage in this area, reinstatement and repair of traditional shop fronts should be encouraged to maintain and reinforce character; - new uses should be encouraged for vacant and under-used properties using carefully designed conversion; and - more careful placement of necessary traffic and parking signage should be required where it impacts negatively on the historic environment.

Linkages and layout - the pedestrian connections between the George Street, Moat Brae in particular, and the town centre should be enhanced; - the layout and relationship of terraces should be continued; - reconsider the impact of traffic management and engineering schemes and structures on the historic streets;

Activities, landscape and townscape value - trees of appropriate scale should be maintained where they exist and additional provided to enhance the formal quality of the townscape

D - High Street (and Burns Square), Queensberry Street, Great King Street

56 This is the commercial heart of Dumfries.

High Street was originally a wide mediaeval marketplace lined by burgage plots and closely developed behind the frontages with small alleys – pends, closes and vennels, leading into the centre of the plots. By 1700 considerable infill development had taken place creating what we now call Queensberry Street. The most architecturally important single building in what was previously open space is the Midsteeple. This gives more significance to the high vacancy rate of the buildings directly beside it.

Although it is likely that some buildings have origins in the 17th century, (78-83 High Street) most buildings in the High Street range from the later 18th century to modern. They are generally 3 or 4-storey with the occasional 2-storey or 5-storey buildings. The buildings of High Street and most of the town centre form a continuous building line at the back of the roadway. At street level there is a continuous line of shop fronts. Some good traditional fronts remain, especially on English Street and Queensberry Street.

Older buildings have slated, pitched roofs, set parallel to the street with traditional eaves with rhones. On grander buildings, roofs are set back behind parapets with concealed rainwater goods behind. Large modern units have a variety of roof forms.

The buildings which have been put up or adapted for national multiple retailers are mostly large and out of scale; examples are the buildings occupied by Iceland and Debenhams. The removal or remodelling of the original closed burgage plots has had a detrimental impact on Irish Street.

92 High Street has retained parts of the frontage but major redevelopment of the rear was undertaken so that the façade appears traditional but the urban grain and pattern of development behind is significantly altered.

Upper floors mostly provide storage and office accommodation for the shops although there is some independent office accommodation and a small amount of residential accommodation.

The town centre has a traditional role in providing retail and services and despite the infill and alterations that has taken place over the years it has a degree of unity and interesting variation. The changes in street width and the spaces give the street a special quality with both intimate character and open vistas. The topography with a rise from the south to Midsteeple adds visual interest. The view towards the south with falling street levels and changes in building frontages and roofscape is an interesting and attractive townscape.

Burns Square, Queensberry Square (both with statuary) and the open area known as Plainstanes at Midsteeple and, the centre of High Street with Fountain Square (where High Street joins English Street) are all civic spaces with important cultural and civic

57 functions and where people congregate, meet and rest. The substantial late 19th century fountain is a significant memorial in the town, now in need of restoration.

The High Street has pedestrian priority and vehicular access is restricted to service vehicles, local access and some disabled access which allows Queensberry Square and High Street to host a Saturday market.

Recent street surface renewal work in parts of the High Street and Friars Vennel has established a new palette of high quality materials and construction practices that may be continued when further public realm enhancement work is carried out in the town centre.

Burns Square is now principally seen as the setting for Greyfriars Church. It opens out from the northern end of the High Street where 6 streets meet. The main through route from Buccleuch Street, Church Crescent and Academy Street has heavy traffic. The Square has a number of bus stops on the west side so it is not often that Burns Square is seen without the presence of moving or stationary vehicles. The presence of diesel engines creates an environment where the marble Burns Statue is exposed to significant particulates.

Burns Square retains enclosure with a continuous row of 3-storey buildings on its west side, and substantial buildings turning the corner from the High Street and from Academy Street. Greyfriars Church is the single most dominant and visually important edifice.

Queensberry Street was formerly known as Old Fleshmarket. At its southern end it begins with a 3½-storey tenement with small masonry fronted shops. This is followed by a modern 3-storey building which steps back from the building line forming a small square at the bottom of Munches Street.

This small area has micro-character being concealed from High Street by the Burtons building although the narrow Old Union Street links through. The remainder of the

58 western side is dominated by the backs of B Listed High Street buildings and there is also a narrow close through to Midsteeple behind the Trade Hall (Santander).

78 Queensberry Street - early 19th century, elegant 3-storey painted stone; 109 Queensberry Street – tall, attractive late 19th century; 128 Queensberry Street – early 20th century, cast metal frames at 1st floor, turrets and round oriels at 2nd; 30-34 Church Crescent attractive early 20th shop front on an earlier building; and

the parts of the curved front of

136-142 Queensberry Street

County Buildings on the plot between the streets is a fine ashlar clad art deco edifice with shops below. From Queensberry Square and Great King Street, Queensberry Street continues with two large footprint buildings fronting the street but quickly becomes a narrow street with narrow plot widths and relatively tall buildings. There is rich and diverse architectural character dating from the late 18th to the early 20th century possibly

59 incorporating remnants of earlier buildings. It includes many small scale premises of traditional character occupied by specialist retailers.

There is considerable variety in the building styles, most being 3-storey but others are taller or smaller. The B Listed no. 109 and no.128 and the Palings building add grandeur. Nos. 136-142 curved 7-bay, 3-storey tenement with shops at ground floor. It leads round into Academy Street. Opposite it is a simple 2-storey building with a long shop window divided by stone pilasters.

Nos. 1-18 Queensberry Court is a stone clad, modern, 3-storey apartment block, set back from the building line exposing the painted gable of no.122 Queensberry Street. The set-back breaks the frontage, changing the character of the street. Queensberry Court has a surface car park accessed from Loreburn Street with a small number of trees along one side. The car park would benefit from some kind of frontage closure to reinstate the character of the street.

The frontage resumes at no.92 with a 19th century B listed 3-storey tenements forming a group of stone shop fronts and a courtyard of dwellings behind. There is 1880s shop with cast iron display windows at first floor. On the opposite side of the street is an unlisted 1877 building which has some similar decorative features. The stone surrounds of the shops give them a clear rhythm and character but security shutters, vacancy and modernised shop fronts have a measure of detriment to the character of the street.

The kerb stones are granite and the surfaces are paved with plain concrete slabs and occasional rows of granite setts. There are some areas of traffic calming and parking along the street. The level of street furniture is quite low key with the exception of the open area close to the car park where the signage could share existing structures for attachments.

Three Crowns Court is another opening in the street frontage which has been widened by demolition of part of a terrace. It leads to Loreburn Street. There were many more closes shown on earlier Ordnance Survey maps and from Queensberry Street to High Street there the very narrow Coffee Close remains with a wider close, formerly Chapel Street, close between nos.174 and 178 High Street. It accommodates an electricity substation and has an interesting 19th century warehouse. The evidence of demolition remains from unsightly scars and finishes on the walls. The space formed here has potential for low key uses and would benefit from careful renovation and improvement of the surrounding buildings rear of High Street.

Great King Street opens from Queensberry Square with two prominent art deco corner buildings: - County House and the former Linen Bank. The view along the street is partially closed up the hill on Loreburn by the Fleshers Arms pub, one of the last older traditional buildings on Loreburn Street. The street is essentially early 20th century in character dominated by tall tenements and small shops from the 1920s and 30s facing

60 the former bank building and the long elevation of the Royal Mailing sorting office. Nos 9- 13, 4-6 and 18 may predate some of the other buildings.

The street is dominated by bus shelters, traffic and controls, often with more than one bus waiting. The surface materials are modern and functional although there are significant lengths where the granite kerb stones have been kept.

Dumfries Town Plan 1850 use under the Creative Commons Licence https://maps.nls.uk/view/74415256

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Significant Buildings

128 Queensberry Street, Palings c.1900 in a free Flemish style has unusual oriel windows on the top floor and a row of high-arched windows with the original glazing pattern to the first floor. 109 Queensberry Street [Patties] A large elegant store of around 1880. Its high proportions and French pavilion roof makes it stand out among the more traditional buildings adjacent. Midsteeple Just north of the midpoint of the High Street, is one of Dumfries’ historically important landmarks. Completed in 1707, it was built as the townhouse by Tobias Bacup for the Burgh Council. It resembles the Town House in Stirling and in its architecture and detailing was in its time a modern and highly significant building. It has a number of accretions. The former Trades Hall, from 1806 (currently An elegant ‘Georgian’ building with a Santander Bank) pedimented projecting bay on the main frontage. Queensberry Monument Erected in memory of the 3rd Duke of Queensberry in 1780 designed by Robert Adam. The Fountain Dates from 1882. It is the work of the Sun Foundry in Glasgow and provides a picturesque focal point at the point where English Street joins the High Street. The former County Hotel, now Waterstones This was originally the elegant Georgian styled town house of Richard Lowthian of Staffold. Its upper floors and cast-iron balcony were added in 1860. 6-8 St Andrew Street Not strictly in the High Street, this forms part of the continuous elevation from the High Street. It is an imposing, tall 3-storey edifice highly ornamented. Its height is emphasised

62 by large chimney stacks giving it strong presence in the view along the High Street from Burns Square. Greyfriars Church Facing Burns Square forms an important landmark terminating views along the north end of the High Street. It is also seen, in the distance, juxtaposed with the Midsteeple when viewed from the southern part of the High Street. It is highly significant in views along Buccleuch Street.

General management themes - there will be continuing commercial pressure for alterations to shop fronts and changes to the size of the shop units which can be accommodated sensitively without overriding the remaining historic grain - mediaeval burgage plots should be the basis for the width and subdivision of shop fronts and signage - amalgamation of shop fronts should be resisted where they would no longer relate to the architecture of the whole building - upper floors should be brought into use [eg: Midsteeple project] and where schemes would remove independent access they should be resisted - human scale facades should be retained and traditional proportions be the norm for new design - small node points where streets meet should be enhance to encourage more use and additonal local identity - views along High Street should be retained in line with those identified earlier in the document - the way in which road salts are used should be reconsidered in areas sensitive to damage - the archaeology of the central area should be considered early in projects as there is potential for new material to be uncovered - the rear of buildings should be considered in schemes where they are or may become in the public view

Linkages and layout - the pedestrian connections between all parts of the High Street to other parts of the town centre should be enhanced - the remaining closes should be retained and opportunities taken to revitalise their historic interest and use

63 - reconsider the impact of traffic management and engineering schemes and structures on the historic streets - themed pedestrian surface treatment should be continued through the town - themed street furniture including cycle security points and rest points should be provided

Activities, landscape and townscape value - trees of appropriate scale should be maintained where they exist and additional provided to enhance the formal quality of the townscape - gaps that have been created which spoil frontages should be considered for infill

E - English Street

English Street provides an area of mixed shopping adjacent to the High Street. It is densely developed with buildings to the back of footways and has had very little intervention. It is an early street, evolved over many centuries and is lined with a mix of buildings with mainly 19th century character. Some buildings may have early so archaeological examination of hidden fabric should be included.

There are very different styles of building architecture and shop fronts, some of which are traditional and appropriately looked after and others where small changes to signage and elements of the shop fronts would dramatically improve their appearance.

The street is partly pedestrianised but the section from Queen Street to Loreburn Street is not pedestrian friendly with many cars parked and using it as a through route. The stretch beyond Loreburn Street to its junction with Shakespeare Street is part of the one- way system around the town and carries a high volume of traffic.

64 Most of the street is closely developed at the back of the footway with 2-storey and 3- storey buildings. Most have shop fronts which are unbroken along the part of the street closest to the High Street. Many shop fronts have been modernised and now lack the detail and character of the original but some high quality traditional shop fronts remain, while others have simply been hidden under modern finishes.

There is a slight rise towards Loreburn Street and a fall towards its junction with Shakespeare Street. The gentle curve in the street closes views and creates a progression of different perspectives in the view. The junction with Loreburn Street has been widened, creating a gap on the northern side of the street. The grouped older buildings give way to a large, glazed, steel-framed shop that is set back significantly from the remainder of the street behind a poorly maintained parking area. It has no traditional themes that might connect it to its neighbours. The frontage space has the potential to be enhanced which may have the benefit of attracting more customers to the window and showroom.

Range of shop fronts on English Street

In the northern end of English Street there are a number of large buildings in poor order with potential to be very attractive if restored. Nos. 57-61, Jubilee Buildings, is on the corner with Loreburn Street and although mid-19th century in appearance, the shop front has been unsympathetically modernised in the past. There is a sandstone bust of Queen

65 Victoria which fronts English Street on the 1st floor of this building which is damaged and in need of restoration.

At the junction with Loreburn Street there is a narrow route into a parking area for flats on Shakespeare Street. It has a set-back flat roofed single storey shop at the entrance which is out of character with the remainder of the street.

Nos. 63-71 and B Listed 73 with pub below, are simple 19th century tenements, 3-storey with 1 over 1 paned windows, some paired at 2nd floor. No. 73 as a raised tympanum with chimney stacks. The shop and pub fronts have been modernised and the elevations are painted ashlar but in places and in poor order in places and the B Listed tenement pub at ground floor. These buildings are in quite poor order the pub having Dutch canopies along the frontage.

The main Normans Furniture Store is a modern, flat roofed, brick edifice with no architectural features at first floor and although the upper floor maintains the building line the large glass windows are set behind columns and do no. The square service entrance breaches the frontage.

Nos.91 to 97 is a plain ashlar 3-storey, 6-bay tenement with shop fronts at ground floor. There is a stone cornice and three pairs of pilasters which divide the frontage in traditional fashion but they have been painted and modern materials inserted with no continuity of theme. There is a decorated flat lintelled pend leading to the yard of the furniture store behind. It has an unsightly modern mesh gate at the back of the pavement outside which bins from the flats in the upper floors are left. The pend and the group of shops have the potential to be upgraded in a sensitive manner.

Some of the upper floor windows in this run of tenements are almost flush with the stonework which is not a traditional method of fitting windows and they are all replacements some in inappropriate materials.

Nos.103 to 109 are B Listed, ashlar 3-storey 6-bay with two stone shop surrounds at ground floor. At the northern end is a raised tower with a French pavilion style roof. One shop has kept its original traditional insert although the stone has been painted with a bright gloss paint. The second shop has had a modern shop front inserted and the stone is painted in a black gloss.

B Listed Militia House is late 19th century of Scottish Baronial style, by Dumfries architect James Barbour. It is set behind a low wall and the space and stepped access have potential for a public artwork related to its former use as a barracks. The imposing Main Council Building dates from the early 20th century and Kirkbank from the late 19th century in use as Council offices and with an insensitive flat roofed forward extension.

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The Cairndale Hotel opposite is also a Barbour design as a private villa but has been much extended and altered. The hotel occupies all of the triangular space between English Street, Hoods Loaning and Annan Road. There are a small number of trees in its grounds and in the graveyard boundary of St Mary’s and Greyfriar’s Church, raised on Christie’s Mount.

Nos.68-74 are a B Listed tenement with well cared for, attractive shops which show how all of the street might appear. The remainder of the street is suffering various levels of disrepair or over-modernised shop fronts. The building in poorest condition is no.80 (Treasure Cave) which has a frontage on both English Street and Shakespeare Street. It is 3-storey with stone mullioned windows on 1st and 2nd floor and a dentil cornice. The shop front is masonry and the English Street frontage has the potential to be restored and make a very positive contribution to the conservation area.

Leading off English Street is Queen Street, truncated by Shakespeare Street. It is narrow and lined by mostly 3-storey tenements. The rear wing of the Queensberry Hotel leading back from English Street dominates the entrance to the street.

Most buildings date from the 18th or 19th century and the dominant architectural style is simplified frontage with Georgian style window openings. Some are Victorian buildings, or “Victorianised “and give a distinct character to the street. Plot widths and building widths vary but frontages are mostly vertically emphasised. The emphasis in this street should be to keep original architectural detail including the quality of the slate in the pitched, slated roofs and the chimney stacks. Some of the ornate cans make an important contribution to the roofscape of the area. Wall materials are either red sandstone or painted render and in the latter case window openings often have raised stone or painted margins

.

67 Significant Buildings Council Headquarters, 1912 by J M is an impressive edifice of Locharbriggs red Dick Peddie, sandstone. It is in a neo-Georgian Style and was originally fronted by ornate cast-iron railings and gateways. Militia House the former police barracks is a large Scots Baronial styled building by J Barbour erected in 1876. It is highly significant in views into the conservation area, especially along Hoods Loaning. Jubilee Buildings, 1887, though not notable architecturally, an important building defining corner of Loreburn Street and English Street; fine bust of Queen Victoria Queensberry Hotel 1869, by James Barbour, has an elaborate frontage carved with trophies and foliage. 8 English Street (former Union Fine ashlar building described by Gifford as “a Bank) dignified palazzo”.

General management themes - there will be pressure for alterations to shop fronts which should be allowed only where original material is not being lost and traditional designs are being proposed - the architecture of the whole building should be the basis for the width and subdivision of shop fronts and signage - amalgamation of shop fronts should be resisted - upper floors should be brought into use and where schemes would remove independent access they should be resisited - human scale facades should be retained and traditional proportions be the norm for new design - the spaces in front of buildings should be positively used in partnership with owners - the way in which road salts are used close to sandstone buildings should be reconsidered in areas sensitive to damage - the archaeology of the area should be considered early in projects as there is potential for new material to be uncovered - the rear of buildings should be considered in schemes where they are or may become in the public view

Linkages and layout - the pedestrian connections to the High Street and other parts of the town centre should be enhanced and made more interesting - the remaining closes leading to Shakespeare Street should be retained and opportunities taken to revitalise their historic interest and use

68 - reconsider the impact of traffic management and engineering schemes and structures on the historic streets particularly lengths of railings - themed pedestrian surface treatment should be continued through the town - themed street furniture including cycle security points and rest points should be provided

Individual Buildings - Encouragement should be given to restore the architectural detail of the Queensberry Hotel - A new use should be found for Treasure Cave and the shop front and frontage restored - The Jubilee Buildings upper floors should be found a beneficial use and the shop front reinstated to a more traditional material and format and Queen Victoria should be repaired to its original appearance.

Activities, landscape and townscape value - planting with trees of appropriate scale should be provided to enhance the quality of the townscape - gaps that have been created which spoil frontages should be considered for infill

F. Loreburn Street and Shakespeare Street

Although separated geographically, these streets are both the product of mid-20th century changes to traffic circulation. They were created from older densely developed

69 streets to accommodate modern traffic flows. Both have a more open character brought about by the loss of earlier townscape.

Loreburn Street is on the line of the mediaeval back lane shown as East Barnraws in the Burgh Survey which formed the boundary of the built-up area of Dumfries in the 18th century. The 2nd Edition Ordnance Survey map shows Loreburn Street to be tightly developed and narrow. Redevelopment and demolition of the closes opened this area out large sections of its traditional buildings were lost to street improvements and the creation of a car park.

The 1938 Police Station and later extension with the monolithic 1963 Telephone Exchange dominate the street. The character of the street changes along its length. From Academy Street it is one-sided with garage service sheds followed by the disused, deteriorating Loreburn United Free Church as the centrepiece along a short row of traditional 2-storey terraces. The cast iron bus stop in front of the church is an unusual feature.

On the western side are a number of single storey warehouses set well back from the road a recent block of flats and the remains of older development fronting Queensberry Street. The street tightens up at the junction with Great King Street where buildings line the street at the back of the footways. Those original buildings that remain are mostly two and three storey 19th century with pitched slated roofs. Loreburn Street becomes much more part of the town centre as it merges with English Street and there are retail and commercial businesses and public houses which have kept both historic and architectural interest.

All of Shakespeare Street is not within the conservation area but it has important buildings which contribute to the character and history of the town as a whole. In the 20th century traffic became dominant as part of the oneway system in the town. Like Loreburn Street the ‘improvements’ have seriously undermined the character and amenity of the area. Its character is now essentially modern with several new relatively large scale blocks of flats

70 The original buildings that remain are mostly two and three storey 19th century with pitched slated roofs. The street retains a small number of shops, clustered around the Theatre Royal and at Nith Place.

The pair of towers left from St Andrew’s Pro-Cathedral after a severe fire, are dominant in some views.

Significant Buildings The Flesher’s Arms, is prominent in the view from Great King Street and the Loreburn Street gable end when coming along Loreburn Street itself. It is likely that this is the oldest surviving building on the street. Loreburn United Free is important for the variation and articulation its façade Church gives to the run of buildings on the northern part of the street. The Police Station and dominate architecturally and provide important aspects, not the Telephone Exchange necessarily in keeping, to the townscape. The older section of the Police Station was built in 1938 and exhibits a regular and not wholly out-of-scale frontage to the street. Two towers of the St destroyed by fire in 1961, form important landmarks viewed Andrews Pro-Cathedral across the conservation area. However, they are isolated visually and their setting is diminished by poor immediate surrounding areas and the loss of the upper part of the spire. St Andrews Church 1963 by Sutherland and Dickie, is concrete framed and with a long sweeping roof. Its impact on the conservation area is limited as it is set so far back from the street. Theatre Royal is notable more for the association with Robert Burns and as the oldest continually working theatre in Scotland than its intrinsic architectural qualities.

General management themes - the spaces left by traffic management arrangements should be positively used in partnership with owners - the archaeology of the area should be considered early in projects as there is potential for new material to be uncovered - the rear of buildings should be considered in schemes where they are or may become in the public view - gap sites should be found positive uses with designs which reinforce the original character

Linkages and layout - the pedestrian connections to the High Street and other parts of the town centre should be enhanced and made more appealing

71 - closes and pends leading from Shakespeare Street should be revitalised for their historic interest and use - the design of traffic management equipment and and structures particularly lengths of railings should be improved and they should be repaired when damaged - themed pedestrian surface treatment should be continued through the town - themed street furniture including cycle security points and rest points should be provided

Individual Buildings - Encouragement should be given to restore the rear elevation of Treasure Cave and the shop front on this side removed or restored

Activities, landscape and townscape value - planting of trees of appropriate scale along the traffic dominated street should be considered to enhance the quality of the townscape - gaps that have been created which spoil frontages should be considered for infill

G - Victorian and Edwardian Suburbs

This area is immediately to the north east of the town centre and was built from the middle of the 19th century on open land and nurseries. It provided better housing and green spaces than that available in the town centre. A range of detached, semi-detached and terraced housing was developed along existing routes, such as Lovers’ walk, as well as in purposely laid out streets, such as Rae Street and Catherine Street. The density

72 varies such as in Rae Street and parts of Catherine Street which have longer or closer terraces than other parts of Catherine Street or Lover’s Walk. The increase in the use of the railway also influenced the new development along with the Station Hotel nearby.

Catherine Street is dominated by the ornate Ewart Library, a Renaissance style building set back on the western side of the street. Most other properties are terraced houses or flats set at the back of the pavement or with small front enclosures. These once had cast-iron railings but all have now been lost.

The part of Newall Terrace closest to the town centre is fragmented by the variety and scale of building. The gable fronted school (Oasis Centre) and Loreburn Hall where lions guard the entrance provide a visual focal point. Once again the dominance of large car parks, break the continuity of development. The area to the south of Newall Terrace is dominated by the massive telephone exchange, Loreburn Drill Hall and the modern and rather ugly Carruthers House. The street continues north with more sub-urban character dominated by mostly semi-detached large houses. The former Baptist Chapel on the corner is a strong focal point and the street ends with the height of the spire of St John’s Church and war memorial prominently sited in the spacious junction.

Lovers’ Walk is on the line of an older by-way and was developed, much as seen today, by the 1880’s. The street has a distinct suburban character with spacious houses set in private grounds. Of particular note are the long frontages to properties on the eastern side of the street with sandstone walls to the back of the footways. Most of the dwellings have some form of front stone wall enclosure, some with railings. The former canteen of the Academy is an interesting focal point on the corner.

Academy Street is dominated by the school and in particular the Minerva Building and its 1930’s extension to the north. These are set well back from the road on higher ground given them a more imposing character. The trees in the grounds are significant as are those in the small park beside Catherine Street.

Academy Street starts at Church Crescent where the character is still tightly urban town centre. 3-storey tenements and 2- storey rows with shops at ground floor line the street. It becomes progressively more sub-urban in character with the continuous terracing on the south side giving way at Catherine Street to the open ground and later to the gate lodge to Elmbank.

Modern school buildings and the former lodge complete the development on the north side where the road becomes Edinburgh Road, elevated from the river. Larger properties and mature planting then dominate the character after the Langlands Terrace, itself an imposing block of houses set back behind modest front gardens. Many of these buildings are in some form of public or semi-public use.

73 Significant Buildings

Minerva Hall Part of Dumfries academy – Is by F J C Carruthers and was completed in 1897. Gifford describes it as ‘exuberant English baroque’ having a ‘grandiose centrepiece with a portico of giant Ionic columns’. The figure of ‘Learning’ atop the cupola is glimpsed from a variety of locations including Laurieknowe on the approach to the conservation area. Station Hotel and the are key buildings showing the importance of the railway to the Station 19th century and early 20th century Dumfries. The height of the Station Hotel, surmounted by the spire, makes this a feature building visible from the top of Newall Terrace, rather like a marker for the station from the town centre. Former Church, It was a school dining hall now a community café and training corner from Academy centre. Street to Lovers’ Walk St Johns Church A landmark building whose spire and dominant location set it apart as a significant focal point on Newall Terrace and Lovers’ Walk. Former Schools on These buildings highlight the growth and social history of Rae Street and Dumfries. The school on Newall Terrace and school on Rae Newall Terrace, Street School is partly in use as dance studio. Ewart Library This important civic building is described by Gifford as ‘unexciting free renaissance’ dating from 1904, designed by Alan B Crombie.

General management themes - this area is all about detail and coherence; window and door repairs should be preferable to replacement as small details are always lost such as the proportion or format - roof slating should be carefully matched in pattern and colour and ridges should not be replaced in a new material - chimneys and cans should be retained - front garden areas should be retained and not removed for parking - encouragement in the correct use of materials for should bea focus - Linkages and layout - this area is often the arrival point for train users and links to the town centre should be highlighted and enhanced - cycle and pedestrian routes to the town centre should be signposted - rest and information points should be provided as the area has a relaxed and leisurely ambience

74 Individual Buildings - The Baptist Church should be found a new compatible use - Dishevelled property on corner of Rae Street and Catherine Street should be sensitively restored - Rae Street school should be found additional uses if require Activities, landscape and townscape value - Trees are an important feature and should be retained and managed carefully and more planted of appropriate scale in appropriate spaces

H - St Michael’s

Nith Place once linked High Street to St Michael Street and retains a number of retail and commercial premises. It opens out to a substantial space originally the junction between Nith Place, Irish Street and St Michael Street but now dominated by the Loreburn Shopping Centre and bus pull-in. The scale largely overpowers the traditional buildings to the east.

The first stretch of St Michael Street has mixed use 2 and 3-storey traditional buildings. Shops and businesses are clustered at the northern end of the street at Nith Place. Buildings on the south side are mostly later Victorian than those on the north side. The large 4-storey block of flats dominates the southern end of St Michael Street unfortunately seen in context with A Listed St Michael’s Church.

A very significant aspect of the street is how St Michael’s Church closes the view along the street when seen from outside the Loreburn Centre.

Burns Street is a short double-curved street that links the upper part of St Michael Street to Shakespeare Street. Its significance is as the location of Burns House, which was the

75 Dumfries residence of Robert Burns in the last years of his life in the late 18th century. It is now a Museum. Originally very closely developed the street is more open and now mainly serves a car park. A number of original two-storey cottages survive at its eastern end with modern housing. Modern 4-storey blocks of flats dominate its western end where it joins Shakespeare Street.

Part of Troqueer Road was included within the conservation area in order to include the Rosefield Mills complex. There are three elements of the mills included in the B Listing which are referred to in the following table, however all of the remaining buildings are industrial in character, mainly brick built but with modern materials used ad hoc for repairs and alterations. There are garage uses and vacant elements in different parts of the site. The access street has retained much of its stone setts and the remaining buildings have some remaining decorative architectural detail which is very much part of the Victorian industrial character of the complex .

The pub building, set in its own grounds, adjacent to the mills complex is a fine Victorian building which despite some alterations to details has retained much of its character.

Significant Buildings Burns House 18th century sandstone cottage; important as the home of Robert Burns during the latter years of his life. It is now a museum and has been carefully restored. St Michael’s and South 1749, is prominent in views across and into the town; its Church, tower and spire forming a landmark rivalled only by that of Greyfriar’s. 24 Nith Place built 1753, with strong Georgian detailing closing the view along the High Street Moorhead’s Hospital now converted to flats this elegant Georgian H-plan building is significant in views along Brooms Road. It forms a group with the church and churchyard opposite. Rosefield Mills Complex - 11 bay, riverside mill built from brick with sandstone dressings in a ‘Venetian’ style. Built in 1886 designed by Alan Crombie and a very imposing edifice with a striking design, highly visible from the east side of the river and from the riverside walk on the west. 2-storey office building dating from 1889 on Troqueer Road frontage also brick dressed with sandstone. It has a central tower and the whole is described as Franco-Venetian in style. 7-bay, 1-storey mill frontage onto Troqueer Road also brick dressed with stone and dating from 1889

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Two frontage parts of Rosefield Mills

General management themes - Careful decision making to preserve and enhance the remaining architectural details of the buildings on Nith Place, St.Michael Street and Burns Street – windows, chimneys, doors, shop fronts, pattern and materials for roofing. - Retention of original paving material in the Rosefield Mills area - Management of vegetation around and on buildings Linkages and layout - Significantly better pedestrian and cycle linkages should be provided with historic interest to improve the experience of ‘Burns’ tourists. - Road crossings for pedestrians should be prioritised where possible to reduce the requirement to wait long.

Individual Buildings - The warehouse on Burns Street needs to find a new use and be sensitively restored - Restoration and sympathetic new uses for the Rosefield Mills complex

Activities, landscape and townscape value - gap site beside dentist’s surgery needs to be developed - the spaces where roads meet should be made more inviting for pedestrians - planting trees of appropriate scale should be carried out in spaces and car parks to enhance the quality of the townscape - public realm improvements on the riverside at Rosefield Mills

77 I - Galloway Street and Market Street

This roughly triangular shaped area of tight urban development leads to the river crossing at Buccleuch Bridge from the west. It also leads to Devorgilla Bridge and the Burns Film Theatre. It is the nucleus of the earlier part of Maxwelltown. The principal streets that comprise this part of the conservation area include Galloway Street, Market Square/High Street and Howgate Street. These are all closely developed with most of the buildings 2- storey, some with dormers at the back of, often narrow, footways. There are a number of ashlar frontages and others with paint or painted render.

Market Square continues to Mill Road (part of which was formerly Market Street) which was also previously densely developed but is now largely open. The southern part of the site is bound by Old Bridge Street which was redeveloped with 4-storey flats in the 1960s. The only remaining earlier building on the river frontage from Market Square is now the Bridge End Museum which presents as a stone cottage. For the most part the older properties were built with their backs to the river, which is edged by a relatively high sandstone wall with no access to the water’s edge.

Properties on Galloway Street are mixed two and three-storey mixed residential many having shops at street level. Some good, if simple, traditional shop fronts survive with several examples of a fascia with end brackets and consoles but no pilasters. These are what waiting traffic see on entry to Dumfries and would benefit from sensitive repair.

Galloway Street becomes Laurieknowe, a small part of which is in the conservation area along with properties that turn the corner onto Terregles Street. The properties are terraced 2-storey ashlar, slated with prominent chimneys and for the most part 3 bays wide with half basements and raised entrances.

Glasgow Street is a wide traffic dominated junction with a run of B Listed 19th century 2- storey properties with gabled dormers bearing a crescent finial. The shops are interesting although some alterations and signage is insensitive but could be recovered with careful design decisions.

Significant Buildings:

Bridgend Theatre is of townscape and cultural interest; its rounded end defines the junction of High Street and Howgate Street. It

78 was an Episcopal Church and converted to a theatre in the 1970s. Hope Place on the corner with Terregles Street, the curved frontage and round-headed windows give an Italianate feel to the late-Georgian design. Old Bridge House Museum one of the oldest houses in the area with elements dating to the 17th century. Maxwelltown West Church set high and with its tower and spire is a dominant landmark building that with the Benedictine Convent (this not in the conservation area) help to define the strong architectural quality of this part of the town.

General management themes - this area is about detail and coherence; window and door repairs should be preferable to replacement as small details are always lost such as the proportion or format - roof slating should be carefully matched in pattern and colour and ridges should not be replaced in a new material - chimneys and cans should be retained - encouragement in the correct use of materials for should be a focus - shop fronts on Galloway Street, Glasgow Street and Market Square should be carefully designed to enhance the historic frontages

Linkages and layout - cycle and pedestrian routes to the town centre should be signposted

Activities, landscape and townscape value - Trees are an important feature and should be retained and managed carefully and more planted of appropriate scale in appropriate spaces

J - Church Street and Deer Park

79 Church Street runs through later suburban developments on the west side of the Nith, on elevated ground. It has groups of terraced housing separated by larger houses set in mature gardens. These back on to the ‘Deer Park’ an open and partially wooded area on the steep slopes down to the river. Together they are very significant green areas in views from the town side of the river, both from Whitesands and in glimpses from other streets.

The former mill tower was converted to an astronomical observatory in 1835 and now houses the Camera Obscura as part of the adjoining Dumfries Museum. The tower is a dominant landmark building.

The street is relatively narrow with a single footway on part of its length with medium high stone walls along part of its length. Older buildings are 19th century 2-storey; except Corberry Terrace which is 3½ floors with dormers and a basement below the street.

Significant Buildings: The Observatory dating from 1798 but altered in 1835, is widely seen from many parts of the conservation area and forms a focal point / landmark building. Its historic interest is also significant as it now houses the camera obscura giving fascinating 360o views of the town. Millbank – set in a mature garden is a fine architectural composition with dominant chimneys and gables. It dates from the late 19th century.

General management themes - The views to and from this part of the conservation area are key and should be retained - The detail of properties and retention of carefully maintained stone facades is key - Windows, doors, roofs and chimneys should be repaired or reinstated where lost - Architectural detail should be preserved Linkages and layout - cycle and pedestrian routes to the town centre should be signposted as this is an important tourist destination within the town - rest and information points should be provided as parts of the area have a relaxed and leisurely ambience Activities, landscape and townscape value - Trees are an important feature and should be retained and managed carefully and more planted of appropriate scale in appropriate spaces - Development should be at an appropriate scale and use appropriate layout to preserve character.

80 Management and Enhancement in the Conservation Area

General Summary The combined Dumfries Conservation Area Character Appraisal and Management Plan has identified aspects and features of streets, buildings and spaces that contribute positively to the special character of Dumfries Conservation Area; and places where certain major changes, features and practices have lessened that special character because they are insensitive. New development needs to respect the character of the streets, taking into account variations between heights or repeated roof features in adjoining and nearby buildings. The footprint and form of new buildings should be carefully designed to reinforce the historic pattern and grain of development so as not to lose the existing character.

The elements of character include:

- the historic pattern of development - traditional layout of streets and building blocks; - the hierarchy and uses of streets; - historic links and routes between the town and the river and to/from High Street; - topography - how it allows or hides views and vistas; - the townscape – building blocks, spaces, heights, massing, architectural form and detail of buildings; and - the roofscape - shapes, chimneys, dormers, high points and details in the view.

A number of recommendations for preservation or enhancement of the different character areas have been referred to which in combination would be of benefit and would be achieved through decision making or by seeking funding. They can be summarised in the following points:

- an identified need for management of the conservation area - improving the condition of historic buildings - improving the condition of shopfronts - encouraging new uses for vacant buildings - exploring options for improved pedestrian connectivity through closes and vennels and across traffic routes - promoting appropriate new development in gap sites to close up frontages - improving the public realm - greenspace improvement and tree strategy - reducing graffiti and flyposting - preserving, exploring and interpreting the local archaeology and history more fully

81 - developing a range of traditional building skills in the local workforce - using local historical events and people as a resource for learning in the community - minimising the visual impact of telecommunications equipment and kitchen flues - providing and looking after public art in public spaces - providing interpretation of locally significant places and events - signposting key places and routes - providing rest points for exploring tourists and shoppers

Small changes have the potential to incrementally affect the character of the conservation area so managing all aspects of the historic centre of Dumfries is essential to the successful regeneration of the town. This includes the public spaces and roads and any alterations carried out to visible roofs and elevations, whether owned privately, by businesses or by organisations. All the details matter as the elements of character are individual to each street, space and building or group of buildings and the variety gives Dumfries its local identity.

Putting measures in place to coordinate management and enhancement.

There are a number of common issues in the individual areas which have the potential to undermine some elements of character or have already.

Other programmes and strategies, with different objectives and missions may take an approach which could interfere with traditional historic fabric or designed details. However, there are usually alternative methods which can be substituted or compromises that can be made to ensure that the widest environmental and regeneration goals are met. Looking at these collectively is of benefit to the whole conservation area and will enable stakeholders and decision makers to see how they can each contribute to the wider goals of improving the environment and historic interest of Dumfries.

Improving the public realm There have been a number of very successful public realm improvements as part of the regeneration programme for Dumfries and there are more coming forward. However there remains a risk that the utility companies or private individuals will need to open up some of the improved surfaces to carry out repairs or new installations.

Street Furniture Coordinating the placement of street furniture and temporary decorations will assist the management of visual clutter including bollards, seating, signage, lighting, high level lights and floral displays. Sharing attachment equipment and apparatus between signs and furniture and using the smallest symbols necessary will reduce the number of items that need to be maintained and repaired. Agreeing a design code across the Council and other organisations would be a useful action to take forward in the immediate future.

82 Utilities General Permitted Development (Scotland) Order 1992 as amended, Part 13 Development by Statutory Undertakers sets out the development that the utilities companies are permitted to carry out without planning permission. There are few restrictions on this except were above ground equipment is being provided. However, the Scottish Roads Work Register requires utilities companies to notify the roads authority in advance of works and there are additional expectations placed in terms of disrupting historic areas and reinstating surfaces. It is the Council’s responsibility to ensure that the duty of the utilities companies is followed therefore joint discussion between affected parties and agreement about how this works in practice would be a useful way forward.

Roads Authority Within the conservation area Dumfries and Galloway Council is the road authority and it is important that they are fully aware of the desire to reduce new road signage and what is already there.

Alternative and integrated approaches to signage and road markings may need to be considered with the historic environment in mind. Involving user groups and other parts of the Council involved in regeneration work before making decisions which might cut across that work is essential just as they would expect to be consulted where schemes and proposals affect the roads and road safety.

Resurfacing and surface patching also has the potential to impact on the character.

Street lighting, position and appearance of CCTV and attachments for festive decorations should also be considered in terms of the impact on the physical environment of the conservation area. There may be opportunities to reduce the individual poles and to reduce light pollution in the area.

Consultation and discussion leading to a shared agreement or code of practice for replacement and maintenance of equipment and surfacing to keep an attractive environment in the streets of the conservation area would be beneficial.

Telecommunication equipment Satellite dishes, aerials and other antennae have the potential to be detrimental to the appearance of individual buildings and groups and therefore the overall character of the conservation area. There is usually an alternative position for the erection or attachment of equipment or another means of providing the same or a similar service. There is often potential for sharing equipment. Discussions with the service providers may establish some protocols which will reduce the detriment to the buildings within the conservation area. Discussions with property owners to ensure the removal of redundant equipment and cables should be worthwhile.

83 Planning and Enforcement Taking a strict, carefully considered approach to changes that need consent in the conservation area will be very beneficial to character, even where less sympathetic change has been allowed in the past. This new guidance is an opportunity to emphasise the importance of sensitive design where the retention and reinstatement of traditional historic detail to groups of buildings and streets in the conservation area can improve the overall character of the conservation area with consequential benefits.

This applies to elevation treatments, form of extensions, window and door replacement, changes to shopfronts, roof and chimney works.

Support should be given for taking action under the planning legislation where breaches of planning control involving change which adversely affects the character of Dumfries Conservation Area, particularly in areas where regeneration and restoration schemes are underway.

Advertisements and Signage The Town and Country Planning [Control of Advertisements] [Scotland] Regulations 1984 (as amended) are stricter within conservation areas than in other places. Intervention in the design of advertisements when first submitted for consent is very worthwhile in terms of trying to create a threshold of acceptability within the conservation area.

Litter, graffiti and unauthorised advertising It has been long established that small unsightly changes in a place can lead to a disproportionate perception of decline. The regime for dealing with these needs to be discussed with Council’s services and community groups that may be willing and able to become involved.

General deterioration in the condition and character of buildings Within the conservation area and around its perimeter there are a number of buildings that have fallen into poor condition. Evidence for this may start with chimneys being removed to reduce water ingress however good repair and maintenance will prevent this.

Windows, doors and shopfronts The poor condition of traditional windows is also evidence of a lack of regular maintenance. Painting and small putty or timber repairs to windows would prevent their decline and reduce the pressure to replace them in new materials, often with formats and opening mechanisms that are not traditional. The same lack of maintenance can also apply to traditional doors, shopfronts and the fascia.

Examples of unsympathetic dormer extensions compared with traditional roofscape

Traditional chimneys and dormers There are a number of different styles of dormer windows and roof extensions in the conservation area. The majority are additions to the roof and not original but some have

84 a more traditional design and make a positive or neutral contribution to the character of the conservation area. The large and flat roofed box dormers on the roof slopes fronting the street are the least successful in terms of their appearance although they create significant internal space. The poor appearance is made worse by the use of low durability materials which often do not perform well in the wet Dumfries climate, are in poor condition through lack of adequate maintenance and are not replaced when they fail.

The importance of the roofscape, including roof level features and details, has been highlighted in the Dumfries Conservation Area Character Appraisal. Chimneys and their clay pots are an important positive feature contributing to the traditional appearance of the roof. They are sometimes shared and mark the end point of one building and the beginning of another; they may be an integral part of a symmetrical design of a single building or a group. Although chimneys may not be in use, they can have a useful function for ventilation of traditional buildings or as part of the heating system for the building. The repair and reinstatement of chimneys should be supported and promoted in the conservation area.

Vacancy of buildings In the conservation area owner occupiers need to be encouraged to maintain their buildings to reduce the likelihood of them becoming vacant or partially used and where upper floors are used without regular occupation by people, such as for storage, it puts them at risk because damage and deterioration may go unnoticed. Demand for housing in the Conservation Area has been relatively low, as housing for owner occupiers and social rental is met by more recent development. There are a number of relevant services within the Council and other public organisations who could facilitate and encourage and help remove barriers to the re-use of upper floors. (Town Centre Living Fund and Empty Homes initiatives)

Practical support is available for private owners to create residential units for vacant buildings through the Council’s Town Centre Living Fund and to restore traditional buildings within the conservation area through the Dumfries Conservation Area Regeneration Scheme. It would be helpful to formally coordinate the proposed methods of repair and restoration so that the schemes work to support each other.

In addition to providing funding and practical support, engaging owners and the wider community with the overall ambitions for regeneration of the town and promoting the benefits, both economic and environmental, is a crucial element of management.

Sustainable design and construction To preserve the character of the conservation area the design of new buildings and extensions will often need to take the buildings immediately adjacent into account. While this may not require exact replication of existing buildings, certain characteristics of those surrounding buildings will normally be expected to be repeated as follows:

85 - the building line - the proportions of architectural elements to the building and each other - the patterns of window placement in the elevation - the window opening mechanism - the window reveals - the roofline features – dormers, chimneys, gables - the traditional skews - the traditional slating patterns

However, it is important that the elements of new development are durable, energy efficient and that they can be varied in small ways to create individual properties rather than large blocks of buildings that are identical in every detail.

Monitoring the Impact of Management The success of conservation area management may be assessed using a combination of the following indicators, however it is acknowledged that there are multiple combined factors which may contribute and not all are easily measured or separated from each other:

 Reduction in number of buildings suffering from neglect and deterioration  Effectiveness and quality of repairs to buildings  Level of investment and progress of enhancement schemes  Effectiveness and quality of repairs and improvements to public spaces  Quality of open space and the public realm  Design quality of extensions  Number of new uses found for vacant/under-used buildings and reduction in vacant upper floor space  Numbers of appropriately managed trees in the conservation area  Vitality of streets  Viability of commercial areas  Additional financial turnover in the conservation area

Proposed Future Actions

 Agree a design theme for street furniture, surfaces, lighting and other public sector equipment with services of the Council and community groups with an interest.

 Apply for funding for grant support programmes to repair, restore and reuse buildings with conditions that ensure that standard of work is appropriate both for historic buildings and modern living.

 Consider how to attract funding and support applications for historic buildings, structures and places within Dumfries Conservation Area.

86  Come to agreements with utilities and telecoms providers in respect of good practice for historic buildings and areas, including removal of redundant equipment.

 Carry out a tree survey and follow up with a planting and management strategy.

 Refresh the protocol for the use of development management powers to control development details and remove unauthorised development.

 Support the applications for the sensitive re-purposing of buildings in the town centre.

87 APPENDIX 1

How individuals and property owners, lessees and tenants can help preserve and enhance the character of Dumfries Conservation Area

Each building or part of a building within the conservation area, its condition and its appearance makes a contribution to the character of the street or space and to the whole of Dumfries Conservation Area. Looking after every building in the proper way will keep character and appearance and attraction for visitors, businesses and potential new residents. Owners and occupiers can consider carefully in advance how improvements can be carried out in a manner that preserves or enhances the character of the conservation area by their choice of design and materials as well as the maintenance techniques they use. There are many options to achieve a good outcome.

Maintenance should always form part of the annual budget for a building. Finance should be set aside to ensure that roofs are regularly maintained in a condition that ensures rain does not enter the building from the top. Water will slowly damage the supporting timbers and the ceilings below them. Slipped tiles should be attended to promptly and replaced or re-nailed into place using the same technique and material as for the remainder of the roof. Short term solutions such as applying sticky materials may only make it difficult for further repairs to be carried out.

Looking after traditionally constructed stone and lime elevations. The most common building type in Dumfries Conservation Area is a traditionally constructed solid stone building using lime mortar in the joints between the stones and through the wall. The stone is usually red sandstone. Other stone may be used for decorative work but Locharbriggs stone is the most prevalent.

Solid wall stone and lime buildings do not work in the same way as modern brick with cement mortar because stone and lime work together to allow moisture vapour from inside the building to find its way to the exterior through the lime joints and to some degree through the stone itself. The walls also wet and dry on their exterior surface.

Where elevations were rendered in the past it was lime render which allowed the ‘breathability’ of the walls to continue. Cement render is not advised for stone buildings. Paints used on the exterior should be breathable as preventing breathability results in moisture being trapped in the wall. There are many materials that can be used to insulate a building from the inside allow vapour movement to continue through the wall. Attempting to seal a traditional stone and lime building is completely counter-productive. Owners, lessees or tenants should be assertive with trades that advise otherwise.

Further details can be found in Historic Environment Scotland publications from The Engine Shed and in the Council’s Historic Built Environment supplementary guidance. https://www.engineshed.scot/ and http://www.dumgal.gov.uk/media/18920/LDP-Supplementary-Guidance-Historic- Built-Environment/pdf/Adopted_HBE_SG_June_2017.pdf

88 Inappropriate use of Portland cement In the past there was poor understanding of the way stone and lime work together and the effect Portland cement has on the wetting and drying cycle of stone walls. Many buildings were repointed using cement based mortars and the stone has since begun to decay because it remained wet on the surface as it was unable to dry through a lime mortar joint.

Some buildings have been clad in hard, impermeable cement based renders but although they are intended to be resistant to water, over time, small cracks and fissures allow rainwater to creep in behind the cement render. With no way for the stone to dry out from the outside the stone becomes wet and the damp may penetrate to the interior over time. Natural hydraulic lime [NHL] renders, on the other hand, allow the stone to dry gradually through the outside surface and because of its chemical structure, small cracks are self-repairing. Lime render and mortar cures by a gradual process of absorbing carbon dioxide from the air in moist conditions which slowly turns the render and mortar back to limestone [calcium carbonate]. NHL lime It is widely available in Scotland however some trades are not confident using NHL lime mortars and renders. In addition NHL limes need a little more care than cement products cannot normally be used in the coldest months when temperatures fall below 5º Celsius. Replacement of cement based mortar pointing with hydraulic lime pointing is sometimes sufficient to help internal damp problems once the sources of water have been removed. Equally removal of cement render and replacement with lime render can be very helpful in reducing damp issues in a traditionally built property.

Damp in stone and lime buildings Injected damp proof courses are virtually ineffective on stone walls. The chemicals are designed to interfere with the natural wetting and drying functioning of the wall and it is almost impossible to inject chemicals into the uneven joints which most stone walls have through the walls. Lime mortar joints in a stone wall do not follow through the wall from front to back. The same is not true of brick buildings. Electrolytic damp deterrents may be effective for a relatively short period.

Sources of damp It is necessary to regularly check that rhones and downpipes and other rainwater channels such as hidden valleys and drains at ground level are intact, not leaking and not blocked by debris. Where there are blockages they should be cleared and where there are leaks, repairs can be made by trades experienced in the required work. If there is hard ground or there are raised planting areas up to the edge of a stone or lime rendered building this may be a source of moisture or a moisture trap which can be seen on the inside walls. Proper drainage around a building is the best way of preventing damp. Bear in mind that the pattern of rainfall is to have big severe deluges and all of the water needs to be directed away from a building as quickly as possible. Cast iron rainwater goods are very resilient as long as they are repainted regularly and their fixings checked to ensure they are in good condition and in full working order.

89 Where vegetation has taken hold on chimneys and on ledges it should be carefully removed to prevent the growing roots causing gaps in the masonry or the lead flashings. Chimneys are an excellent way of ventilating a building and very much part of the character of the roofscape. Lead safes are a useful way of reducing water penetration through the masonry of a chimney.

Windows, doors and timber details Timber elements including windows and doors should be painted regularly with traditional weather resistant paint, small areas of putty replaced and any damaged timber cleaned out and the gaps filled. Larger areas of damage can be repaired by splicing in good quality timber. Historic windows used high quality slow grown soft, or hard wood, and if they are kept painted survive much longer than most replacement windows will. Sliding sash and case equipment on windows can be tightened up and weather strips can be applied. Doors should also be kept properly painted and the weatherboards at the bottom given particular attention. Timber shopfronts should also be kept in good order especially if they are traditional in design. The traditional fascia should be used for the shop sign. Hanging signs may also be appropriate if carefully designed and placed. Trying to include too much information on signage however, is not considered to be either attractive or effective.

Alterations that affect the exterior When carrying out internal alterations the position of pipes and vents which need to be on an external wall should be given careful thought as the more attachments, pipes and vents there are the less attractive the exterior of the building will be. The same applies to alarms and telecoms equipment. If there are changes being made and all the necessary permissions have been sought, any old equipment including wires should be removed at the same time.

Repairs Repairing the masonry on elevations can usually be carried out without permission if there is no change taking place sometimes referred to as ‘like for like’ and as long as the correct methods are used so that long term damage will not result. Sandstone repairs need trades with special skills especially for carved mouldings or surface tooling. Dressing back ashlar to a smooth surface may be sufficient. Artificial stone repair mixes should be avoided as it is possible they may cause long term damage. Sealants should never be applied to traditional stone and lime walls.

Links to Further Information https://www.historicenvironment.scot/ad https://www.historicenvironment.scot/ad vice-and-support/your-property/owning- vice-and-support/your-property/looking- a-traditional-property/traditional- after-your-property/maintenance-of- buildings/ traditional-buildings/

https://www.historicenvironment.scot/ad https://www.historicenvironment.scot/ad vice-and-support/your-property/owning- vice-and-support/your-property/looking- a-traditional-property/living-in-a- after-your-property/repair-of-traditional- conservation-area/ buildings/

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