Airth Conservation Area Management Plan Guidance on the Responsibilities of Property Owners, Occupiers and Agents

Falkirk Council • Updated 2012 Contents

Preface 1. The Requirement for Planning Permission in Conservation Areas 2. Historical Background to Airth Conservation Area 3. Purpose of this Design Guide 4. General Design Guidance 4.1 Historical Building Groupings 4.2 The 18th / early 19th Century Village 4.3 The later 19th / 20th Century Buildings 4.4 The 1950’s Housing Areas 5. Supplementary Advice 5.1 New Buildings/ Infill 5.2 Extensions 5.3 Sash and Case Windows 5.4 Doors 5.5 Rear Elevations Appendices Appendix 1: Map of Conservation Area Appendix 2: a. 1950’s Housing: Key to Design Guidance, Typical Original Elevations b. 1950’s Housing: Key to Design Guidance, Prohibited External Alterations Appendix 3: 1950’s Housing: Standard Door and Window Required Appendix 4: 18th/19th Century Buildings: Typical Doors Preface 1. The Requirement for 2. Historical Background Planning Permission to Airth Conservation Area in Conservation Areas

Falkirk Council believes that the unique 1.1 The designation of a conservation area 2.1 The original site of the medieval burgh 2.3 Along the edges of the 1974 Conservation character of Airth Conservation Area is worthy gives any planning authority additional powers of Airth was situated in the grounds of Airth Area boundary were small groups of council of protection and enhancement and that in the to control changes in the appearance of Castle and the movement of the village houses (some now privately owned) built mainly long term this will be in the best interests of buildings and land in areas of architectural downhill to its present site took place at the in the late 1950’s and designed specifically to local people and the district as a whole. and historic importance where planning beginning of the 18th Century when Airth harmonise with and provide a setting for the permission would not normally be required. In began to develop rapidly as a seaport. The 18th century houses which form the core of It is intended that this management plan effect planning permission will be required for Mercat Cross was erected in 1697 and is the the village. Traditional features include steeply should provide practical and readily accessible any demolition, alteration to the outside of earliest reliably dated structure of the present pitched and pantiled roofs and vertically guidance to occupiers of Airth Conservation buildings including painting, replacement of village. The link between the old and new proportioned openings with sash and case Area who may be considering alterations roof coverings, rainwater goods, windows and settlements was finally severed when in 1820 timber windows sub-divided into smaller panes to their homes or businesses. The guidance doors, erection of a satellite dish, the alteration the North Church replaced the Old Parish by astragals. contains general and specific advice on a to fencing or other means of enclosure and Church (the ruins remain next to Airth Castle wide range of developments from minor 2.4 A report by the Director of Planning of work to trees. It is important always to check Hotel). The remaining building elements from external alterations to window replacement September 1984 expressed concern that some with the Council whether consent is required the 18th and early 19th Century village are and new build. occupiers of these houses were carrying out prior to carrying out any work. located around the Mercat Cross and along unsympathetic external alterations, which if The guidance was first approved by Falkirk Shore Road. The Mercat Cross itself is now a continued would erode visual amenity and District Council in 1992 and revised by Falkirk Scheduled Monument and a Category A Listed have an adverse effect on the setting of the Council in 2000 adding options for window Building. The other listed buildings from the older Conservation Area. An example of this refurbishment and replacement. original village are: was given as “sash windows being replaced Should any further advice or assistance be • 18th Century/ Category B: View Villa at by aluminium double glazed units”. The required, please do not hesitate to contact the Cross, Nos. 16 - 18 Shore Road and the recommendation was that the Conservation Falkirk Council Development Services, Captain’s House at the corner with Paul Area boundary be extended to include these tel. 01324 504715 or Drive; and houses so as to prevent intrusive external email [email protected] changes from occurring. This was approved by • early 19th Century/ Category B: Falkirk District Council. Schoolhouse (Rosebank) on the Brae, west of the cross; Category C(s): Elphinstone 2.5 In more recent times Falkirk Council has Inn, at the Cross, and Rothesay Villa , a approved two further extensions following detached house on Shore Road. consultation with the public to include the following: These buildings are shown on Appendix1: Map of the Conservation Area. • 2000: behind the Mercat Cross to the north along Main Street to include North Church 2.2 The Town and Country Planning (Scotland) and the Schoolhouse (Rosebank), both Act 1972 required planning authorities to listed buildings; and designate areas of special architectural and historic interest as Conservation Areas. It was • 2006: the west side of High Street becoming clear by the time of this legislation continuing south. that the special protection afforded through 2.6 Appendix 1 shows the current boundary to the listing of a few buildings was not in Airth Conservation Area. itself sufficient to prevent continued erosion of the 18th / early 19th Century village of Airth. Accordingly, a Conservation Area was designated in 1974 by Stirling County Council. This area consisted of the Mercat Cross, Shore Road and The Wilderness. 3. Purpose of 4. General Design Guidance this Design Guide

3.1 All the key heritage bodies are agreed 4.1 Historical Encouragement will be given to restore original about the unique character of the older parts Building Groupings window openings subsequently bricked up. of Airth and also the importance of the later Central stone or masonry mullions should not Council housing groups in reinforcing the General design guidance concerned with be removed. Conservation Area. Furthermore such heritage external building alterations and repairs is dealt Front Doors: These should also be in timber areas are often sought after as places to with separately for each component part of the traditionally framed and lined (also known as live and so have an economic as well as an Conservation Area representing the 3 distinct ledged and braced). architectural and historic value. It is therefore periods of development i.e. hoped that the residents of the Conservation NB For more detailed advice on Windows and Area will themselves wish to have their local • the 18th Century village; Doors see paras. 5.3-5.5 environment protected from unsympathetic • the 19th Century and later buildings; and External Wall Finishes: Repointing of the external alterations, most particularly to • the 1950’s housing groups. stonework should be neat along the joint windows and doors. The design advice afforded using an appropriate lime mortar to match the here has been prepared to achieve this aim. original. A wet dash render or harling 4.2 The 18th / Early 19th over random rubble may only be considered Century Village where: Listed Buildings predominate in this central • there is a historic precedent for this; part of the village. Exact like-for-like repair and • the poor condition of the stone makes replacement is therefore required both in terms further protection an absolute necessity; of appearance and of function. Such changes may also require Listed Building Consent. It • carried out to a single isolated building or is important to seek advice from the Council comprehensively to a group in a single before carrying out any works. colour; and Windows: These are the traditional weighted • the stonework, corner quoins and stone and corded sash and case type sliding window window surrounds remain as exposed stone. in painted timber. Whilst repair and restoration Stonework should not be painted or clad in should be the primary aim, where replacement artificial stone or brick. is deemed essential, this should accurately match the original in the following respects: Roof Coverings: Re-roofing will generally require the re-use of the existing clay pantiles • the sliding units visible, with the fixed and natural slates and any replacements should frame concealed behind the wall jamb; closely match the originals. • the meeting rail in the original position i.e. Chimneys: The external finish to any rebuilt creating an upper sash/main pane slightly chimney should match the walling (see External less in height than the lower one; and Wall Finishes above) Chimneys should include • the profile and dimensions of the sliding terracotta clay pots. frames and the astragals/ glazing bars (with Gutters and Downpipes: These should be “horns” extending below the meeting rail). cast-iron. Modern “slim profile” double glazing will be Front Garden Enclosure: The earliest buildings, permitted but not applied leaded patterns, adjacent to Mercat Cross, sit directly onto e.g. lattice or diamond shapes. In this context the street with no front gardens and this consideration should be given to the retention arrangement should continue. However of any original period glazing. detached villas, including those further along Shore Road, are set back behind a shallow front garden enclosed by a hedge or formal cast External wall finishes, chimneys, gutters, Windows: Traditional timber sash and case Where a comprehensive enhancement project iron railing on a stone plinth. Any replacement downpipes, and external colour: The guidance windows are the dominant style and any is proposed for a complete terrace or semi should be like-for-like. High stone walls should in para. 4.2 should be followed especially in variation from this should achieve the external detached block the following traditional means be retained with any new openings carefully relation to the older classical houses within this appearance of a sash and case window when of low enclosure may be considered, which inserted to maintain a consistent appearance. grouping. closed i.e. in terms of profile and dimensions returns between the properties: Repointing should be as for External Wall (see para. 4.2 Windows).For the 1950s windows Roof Covering: Re-roofing will generally • metal estate fencing; or Finishes above. it should be noted that the meeting rail creates require the re-use of the existing clay pantiles equal sized sashes/main panes top and bottom, • picket fencing. Satellite Dishes and Radio Antennae: These and natural slates and any replacements should in turn subdivided into 6 equal smaller panes should be completely concealed from a public closely match the originals. These low fencing conventions should also each. Stone or masonry mullions should not be road or area i.e. discreetly located at the rear of be used where the end house abuts a public Front Garden Enclosure: This grouping removed. See Appendix 3b. the house. footpath. In the rare circumstance where a high demonstrates a variety of front garden NB For more detailed advice on Windows and fence encloses a public area, e.g. a footpath, External Colour: Window frames should be enclosures i.e. railings above a stone plinth Doors see paras. 5.3-5.5 road, open space, a high quality design will painted white, gutters and downpipes black (sandstone villas), hedges, metal railings, high be required with additional softening by and front doors should be an approved heritage stone and harled walls. Like-for-like repair and External Wall Finishes: The standard finish is landscaping where appropriate. Parking within colour. replacement is generally advised and any new wet dash render/harling with natural dressed front garden areas is prohibited. In certain openings in stone walls should be carefully stone around windows, below the damp proof locations where there is sufficient space inserted to maintain a consistent appearance. course and at the corners. It should be repaired between buildings access to rear parking may 4.3 The Later 19th / 20th and replaced as such and no facing brick or Repointing Stonework: This should be as for be acceptable, concealed from public view. Century Buildings other external cladding will be permitted. External Wall Finishes above Any upgrading should preferably be applied Satellite Dishes and Radio Antennae: These This grouping includes the houses along The Satellite Dishes and Radio Antennae: These comprehensively across semi-detached or should be completely concealed from a public Wilderness, the care home and Airth Primary should be completely concealed from a public terraced houses to avoid unsightly visual breaks. road or area. i.e. discreetly located at the rear of School on Paul Drive and Miller Place as well road or area. i.e. discreetly located at the rear of the house. as the new detached houses and commercial Roof Coverings: Re-roofing will require the the house. premises on Main Street. Exact like-for-like re-use of the existing pantiles or replacement External Colour: Window frames should repair and replacement is anticipated but, in the with an approved matching clay product (see be painted white, gutters and downpipes case of these unlisted buildings, accurate copies 4.4 The 1950’s Housing Areas External Wall Finishes above). Consideration black and front doors should be an approved of building profiles and finishes may be given should always be given to the work being heritage colour. External wall and roof colours consideration subject to planning permission. These house groupings are carefully designed carried out to an entire semi-detached or should exactly copy the existing unless a The newer houses will be treated on their own to harmonise with the older village and with terraced unit to ensure uniformity. comprehensive treatment including an entire merits. each other. This allows for some variation in semi-detached or terrace group is proposed (see Chimneys: The external finish to any rebuilt wall colour and gable edge treatments as well External Wall Finishes above). Fencing should Windows: Traditional timber sash and case chimney should match the wet dash render as to window configurations i.e. to margins, preferably be painted. Bright stains are to be windows are the dominant style. Whilst repair walling. Chimneys should include terracotta wall head projections and general elevational avoided. and restoration of the original window should composition, which give charm to the area clay pots. be the primary aim, any replacement agreed whilst being subject to the overall unity of Gutters and Downpipes: These should be should achieve the external appearance of pattern. This may allow, subject to planning cast-iron. a sash and case window when closed i.e. in permission, for the insertion of further window terms of profile and dimensions (see para. 4.2 openings or new elements which satisfactorily Front Garden Enclosure: Where enclosure is Windows). The retention of any original period marry with the existing elevational pattern. required the preferred convention is a hedge glazing should be given consideration. Stone or Typical original elevations are shown in which should be privet or similar. In order to masonry mullions should not be removed. Appendix 2a. Whilst unacceptable external allow a hedge to grow sufficiently a temporary planning application for a low fence may be Front Doors: These should be modest four alterations are shown in Appendix 2b. sought for a clearly defined period. Walls around panelled traditional timber doors. Framed and Front Doors: These timber doors should consist front gardens, or inappropriate planting such as lined doors may be used for cottages. of 4 panels below an opening divided into 6 or fast growing conifers, will not be permitted. NB For more detailed advice on Windows and 12 panes by astragal divisions. General details Doors see paras. 5.3-5.5 of glazing bars should be the same as for the windows. See Appendix 3a. 5. Supplementary Advice

5.1 New Buildings/ Infill Front Garden Enclosure: Practical Benefits: The aim of these guidelines • Sash and case windows do not project This should reflect the prevailing to protect the sash and case windows may, from the building, thus avoiding intrusion Within the Conservation Area as a whole there arrangement adjacent and the advice however, appear to conflict with householder over garden or adjoining pavements which may be opportunities for new buildings in the provided in paras 4.2 - 4.4. aspirations for improved standards of domestic may cause accidents and adverse noise form of infill development. Although these are comfort and convenience i.e. for heat and reflection problems, a particular nuisance Satellite Dishes and Radio Antennae: likely to be limited the following should be noise insulation, ease of opening and cleaning in flats. These should be completely concealed from a noted: windows, the daylighting of internal rooms and public road or area. i.e. discreetly located at the Daylighting: Overlarge expanses of glazing improved views. In this regard householders are Windows: rear of the house. adjacent to a public street can create their own reminded of the inherent merits of the sash and Openings should be vertically proportioned problems of privacy which may subsequently General Massing, Scale and Proportion: case window. with traditional painted timber sash and case require to be addressed by net curtains blinds New development should generally reflect windows preferred. Any new build within the • The degree of ventilation can be controlled etc. The opening size and subdivision of the the existing pattern of building spacing and 1950’s housing areas will require small paned more precisely in the sash and case than existing windows strike a reasonable balance elevational treatment. In the case of larger, self windows. Appendix 3b. in pivot or casement windows. Air gaps in between daylight and privacy. The option, contained, sites it may be possible to develop a timber windows are also less for sash and within the 1950s housing areas, to add new Front Doors: simpler contemporary style which nevertheless case than for casements (although pivot single openings which respect the proportion Storm and inner doors should be panelled or respects the scale, proportions and elevational windows are the best in this respect). and elevational groupings is noted in para. 4.4. lined as appropriate. A fanlight above the outer patterning evident in the Conservation Area door is an appropriate feature; an integral The overall aim would be to provide a seamless Refurbishment: The repair and restoration window panel is not. Appendix 4a & b. “fit” into the village or, alternatively, to provide of sash and case windows can significantly visual interest sufficient to create a landmark at improve their performance and are clearly External Wall Finishes: a more cost effective option than outright Sandstone and wet dash render/harling are an appropriate focal point. replacement. Standard draught stripping and the preferred finishes to the external walls and sound absorbing linings achieve better thermal door and window surrounds. Certain modern 5.2 Extensions insulation and reduce air leakage and rattling as renders and smooth architectural masonry (with well as the impact of external noise. Additional narrow joints) may be acceptable in particular Generally speaking, no new extensions will be heat and noise insulation can be achieved with situations. Facing brick and/ or roughcast are permitted to the front of the existing buildings secondary glazing, i.e. an independent internal not permitted, even as a base course. either at ground level as porches or as roof dormers. Extensions to the side and rear will window, shutters. Clearly when daylight fades, Roofs: require to match as close as possible the shutters, thermal blinds and simple curtains can Either natural slates or clay pantiles should external materials and detailing of the existing assist. be used dependent on the location within the building. Roofs should be pitched, hipped or In the older buildings any original glazing Conservation Area. Roof pitches should be no lean-to rather than flat. Tidy junctions between should be investigated for its historic less than 40 degrees in pitch. Dormer extensions old and new are essential to good design. importance with a view to retention e.g. should be essentially glazed units, visually “cylinder” glass (rippled surface), used until the lighter than and in proportion with the ground mid 18th century and “crown” glass (curved floor window arrangements. All new houses 5.3 Sash and Case Windows surface), used into the 20th century. Where should include a chimney with terracotta clay the single glazing is deemed to have no special pots on the ridge line preferably at a gable end. Conservation Characteristics: The traditional weighted sash and case window is probably heritage merit it may be possible to insert Gutters and Downpipes: the single most important architectural feature modern “slim profile” double glazing (“Slimlite” These should be cast iron. within the Conservation Area whilst at the or a similar) into the existing with minimal External Colour: same time it serves to reinforce the visual unity, effect on the profile of original frames and This should relate to the buildings adjacent especially within the Council house areas. The astragals. Most of the sash and case windows but windows, doors and guttering should be special appearance results from an elegant within the 1950s housing areas have double coloured as standard i.e. respectively white, an profile (the upper part set forward from the glazing subsequently installed by the Council. approved heritage colour and black. lower) simple slender frames, moulded side The standard depth of the double glazed sheet horns and astragal divisions which create small is acceptable when replacing these windows. picturesque panes. Appendix 3b. The installation of modem ironmongery i.e. • UPVC: This, and any other synthetic 5.4 Doors “Simplex” hinges or similar, can simplify the materials capable of matching the original process of opening the window to clean the profile, is permitted although less preferred. Replacement doors should accurately replicate sash and case window from the inside. It is unlikely that a UPVC window will the original timber profiles and be generally achieve the necessary like-for-like standards painted in white or in an approved heritage NB. The names of specialist firms which carry other than in a vertically sliding form. colour in particular situations. Appropriate out the repair and restoration of sash and case alternatives to timber will be difficult to source windows can be obtained from Falkirk Council For new windows in unlisted buildings there is and would not be generally acceptable. Unlike Development Services no restriction on the type and depth of double windows, which can be readily made up from glazing. Replacement: Notwithstanding the merits separately cut components, UPVC doors are of repairing and restoring it will be necessary However the external appearance of a sash and more commonly a mass produced standardised in certain circumstances for a sash and case case window when closed will be assessed by design often with a quite inauthentic wide window to be replaced outright and the the following criteria: secondary frame around the outside edge. following advice is offered for this: Doors are also available in GRP (glass reinforced • Any outer fixed frame should be set into plastic) which can be painted. However, Listed Buildings: The window replacement the side jamb so that no more than 20mm although the material can be formed to any should exactly match the original i.e. traditional remains visible at the top and sides. pattern it tends to involve a mass production painted timber frames with a sash cord opening • The top section should be fully forward of process which makes a single bespoke door a mechanism. Almost all of the listed buildings the bottom sash at the meeting rail. more expensive item. Appendices: 3a, 4a & b. are located within the 18th/early 19th century Village. Double glazing of the slim profile type • The outer sliding frames should be exposed (see Refurbishment above) is preferred and may i.e. not concealed by a continuous plastic 5.5 Rear Elevations be required. strip forward of the line of the upper frame Where building facades are entirely concealed Unlisted Buildings: Similar like-for-like • The upper side frames should terminate from the public road there will be greater replacements are considered the most below the meeting rail with a decorative flexibility as to what changes can be made, appropriate. However, subject to achieving the “horn “detail where this is the original although a clear overall design must be external appearance of a sash and case window detail (e.g. the 1950’s Housing Areas). demonstrated which retains the visual integrity when closed the following may be permitted • The bottom rail of the lower sash should be of the buildings. In general, windows openings subject to receiving planning consent: at least 75 mm high. and central masonry divisions should be • This is always the preferred frame retained with no restriction on window design Timber: • The glass should be recessed by at least material (see Conservation Characteristics except for the white finish subject to planning 10mm from the front face of the sash. above), and is also more easily worked permission. Certain rear elevations are, however, and repaired than UPVC or other synthetic • Astragal (glazing bar subdivision) framing visible from the public road e.g. at nos. 6-16 materials and therefore more sustainable should support and fix the glazing rather High Street, 1-8 Kirkway and 1-5 The Path. in the long term. To complement this, than simply adhering to it. In these more concealed locations window replacements must, in addition, replicate the modern microporous paints are available • Applied diamond lead patterns or similar original window pane sub-divisions. which have a significantly longer life than “non-period” additions should be avoided traditional paints whilst also protecting The design of doors to the rear will be treated • The standard colour should be white. the timber by allowing it to breathe. on their own merits, again subject to planning Nevertheless, subject to the relevant permission. dimensional/profile standards following, the sliding “spiral balance” and hinged “double swing” window types may be considered as alternatives to the standard sliding /corded originals. Appendix 1 Map of Conservation Area

Category Appendix 2 a. 1950’s Housing: Key to Design Guidance, Typical Original Elevations

2.

1.

3.

KEY 1. Window 2. Chimneys 3. Window Bands External features occasionally left out which may be added in if desired. b. 1950’s Housing: Key to Design Guidance, Prohibited External Alterations

1.

. 8 5.

7.

6. 3.

2. 4.

KEY 1. Removal of Chimneys 5. Inappropriate Window Replacements N.B. Renewal of roof and external wall finishes 2. Permanent Fence Enclosure 6. Removal of Stone Mullion to match original and preferably to be applied over entire semi-detached unit. 3. Brick or Other Cladding 7. Inappropriate Door Replacements 4. Low Wall Enclosure 8. Satellite Dish Appendix 3 Appendix 4 1950’s Housing: 18th/19th Century Buildings: Typical Doors Standard Door and Window Required a. a. 100 32 Astragal

100

Meeting Rail Equal fan-light (lower frame set behind) 32 175 Equal

75 100

75

ENLARGED PROFILE OF HORN 175

FRAMED and LINED

PANELLED

b. fan-light

100 32 Astragal b. 100

Meeting Rail Equal (lower frame set behind) 32 175 Equal

75 100

75

ENLARGED PROFILE OF HORN FRAMED and LINED 175

PANELLED