Conservation Area Character Appraisal

Drip Bridge

Stirling Council Local Development Plan Supplementary Guidance SG07 June 2014

The name of the settlement derives from an ancient crossing point on the . The name is recorded in early maps and in the Old Statistical Account as Dript.

Cover: Drip Old Bridge, view from the west bank of the River Forth.

Drip Bridge Conservation Area Appraisal- June 2014 ii Contents

1.0 Introduction...... 1

Drip Bridge Conservation Area...... 3

2.0 Summary of Significance...... 4

3.0 Location and Population...... 7

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

4.1 Origins and Development...... 9 4.2 Archaeological Significance and Potential ...... 12 5.0 Character and Appearance ...... 13

5.1 Setting ...... 14 5.2 Character Areas ...... 18 5.3 Buildings and Townscape ...... 18 5.4 Open Spaces, Trees and Landscaping...... 22 5.5 Public Realm ...... 24 6.0 Conservation Area Management...... 25

6.1 Negative Factors ...... 25 6.2 Summary of Vulnerability ...... 27 6.3 Buildings at Risk and Sensitive Areas...... 27 6.4 Conservation Area Boundaries ...... 27 6.5 Potential Listed Buildings ...... 28 6.6 Opportunities for Development ...... 28 6.7 Opportunities for Planning Action...... 28 6.8 Opportunities for Enhancement ...... 29 6.9 Monitoring and Review...... 29 Bibliography...... 30

Appendices...... 31

Drip Bridge Conservation Area Appraisal- June 2014 iii Tables

Table 1: Drip Bridge Conservation Area: Key Characteristics ...... 6

Table 2: Drip Bridge Conservation Area: Character & Appearance...... 20

Table 3: Drip Bridge Conservation Area: Open Spaces, Trees and Landscaping...... 22

Drip Bridge Conservation Area Appraisal- June 2014 iv 1.0 Introduction

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

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

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

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

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

Under Section 63 (1) of the 1997 Act, local authorities are required to “formulate and publish from time to time proposals for the preservation and enhancement of any parts of their district which are conservation areas.” Furthermore, the Scottish Government’s policy Scottish Planning Policy (SSP, Para. 115, 2010) states that designation provides the basis for the positive management of an area.

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

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

Identify factors and features which create the special interest of the conservation area; Review and justify the boundaries of the conservation area; Provide a basis for developing & implementing a conservation area management strategy; Identify opportunities and priorities for enhancement; Assist policy formulation and inform development plans; Inform Development Control to ensure consistent decision making; Form supplementary guidance in the protection and enhancement of the conservation area.

Drip Bridge Conservation Area Appraisal- June 2014 1 In turn this will:

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

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

The appraisal has been prepared by Sonya Linskaill RIAS RIBA, on behalf of Stirling Council’s Planning Department. Research was undertaken in March 2007 with minor amendments in July 2011. The document was revised by Stirling Council in August 2012.

1.3 Copyright The appraisal is the property of Stirling Council. All Ordnance Survey maps in the document are Crown copyright and reproduced under Stirling Council licence ref 1000020780 (2011). Historic maps marked © NLS are reproduced with the permission of the Trustees of the National Library of Scotland. Roy’s map is reproduced with the permission of the British Library Board. No map in this document should be reproduced without the right holder’s permission.

Drip Bridge Conservation Area Appraisal- June 2014 2 Drip Bridge Conservation Area

A

B C

D E Fig 1A: Drip Old Bridge, a Category A listed building and Scheduled Monument, viewed from the west bank of the River Forth; B: the former Inn and the Tollhouse on the left; C: the former Inn; D: the approach from the west is framed by the Old Oak and Old Lime in the distance, the Tollhouse closes the vista; E: the river Forth and road bridge at Drip.

Drip Bridge Conservation Area Appraisal- June 2014 3 2.0 Summary of Significance Drip Bridge Conservation Area is located just to the west of Stirling. It comprises of the historic Drip Old Bridge crossing the River Forth and a small grouping of buildings which were the original Inn, Tollhouse and Smithy. The area has historic significance for a number of interrelated reasons, all of which contribute to its character and appearance:

− An ancient crossing point on the Forth River at its historic boundary between and .

− The 18th century Drip Old Bridge, a Scheduled Monument.

− A small hamlet of traditional buildings on the west side of the crossing point.

Drip Bridge is one of 24 conservation areas designated in the Stirling Council area to safeguard the settlement’s distinctive historical form (fig 2).

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

Drip Bridge Conservation Area Appraisal- June 2014 4

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

Drip Bridge Conservation Area Appraisal- June 2014 5

Drip Bridge Conservation Area is characterised by:

Its setting: − Riverside crossing on the Forth at its historic boundary between Stirlingshire and Perthshire on the site of a medieval ford, and former ferry route. − A small hamlet on the west bank of the River Forth with open views across Drip Moss. − Close to the A84, but screened by mature trees and planting.

Its landmarks: − Drip Old Bridge, both Listed Building and Scheduled Monument. − Open views south across the River Forth to the Craig Forth. − Old Inn Cottage forms a minor landmark within the settlement. − Two trees (Old Oak and Old Lime) with frame the western approach.

Its buildings: − 1 to 2-storey traditional cottages from the late 18th and early 19th century. − Scot’s slate with gable wall chimneys, stone wall construction, rendered and painted in a variety of colours, windows traditionally timber sash and case. − Mature gardens with low stone walls, mature planting and shrubs.

Its vulnerability: − Poor maintenance or inappropriate repair of the Old Bridge and its road surfaces. − Detrimental change and loss of traditional building fabric including original windows and doors, roofscape, chimneys etc. − Pressure for development leading to erosion of open green spaces and loss of trees in the surrounding area. − Erosion of the character on this small cluster of historic buildings by new development, building in garden ground or inappropriate extension to existing properties. − Loss of trees on the river bank through poor management.

Table 1: Drip Bridge Conservation Area: Key Characteristics

Drip Bridge Conservation Area Appraisal- June 2014 6 3.0 Location and Population This chapter places the conservation area in its geographical and regional context.

3.1 Location

“A few houses by Drip Bridge 0.5km S. of the confluence of the Rivers Forth and Teith.” (Gifford & Walker, 2002, 349)

Drip Bridge is situated in the north-west of the City of Stirling on the A84 to Doune, 3.5 miles from the city centre. The City of Stirling is the major civic centre of the region approximately 30 miles from and 35 miles from on the M90; grid reference NS 795935 (fig 3).

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

Drip Bridge Conservation Area Appraisal- June 2014 7 The city is sited on the banks of the River Forth below the slopes of the , and to the east of the Touch hills (fig 4).

Ochil hills Drip Bridge

M90

Touch hills

Fig 4: Stirling, showing the M90 and Ochil hills. © Crown

3.2 Population

Drip Bridge is a very small settlement, just a cluster of houses. The City of Stirling is the largest settlement in Stirling Council area, its current population is around 33,700 with almost 46,000 living the greater urban area (2008).

Similarly to Scotland as a whole, the population of the Stirling Council area is predicted to increase by 7% by 2033. Development pressures are therefore likely to increase, compounded by the area’s close proximity to the centre of Stirling.

Drip Bridge Conservation Area Appraisal- June 2014 8 4.0 Historic Context This chapter outlines the reasons behind the origin of the settlement and makes reference to key periods of political or economic change, former uses and phases of development and their effects on shaping the physical form of the settlement. The emphasis is on the survival of those elements which have determined the form of the conservation area today.

4.1 Origins and Development

Early origins Although the origins of Drip Bridge are unknown, it is thought to be the site of an important medieval ford (McKean, 1985). The earliest cartographic evidence for the area records a pass across the river and a substantial building at dridp, possibly on the site of Drip Farm (Adair, 1685).

A highly profitable ferry was established (McKean, 1985) with reference made in 1715 to the “…Drip coble (or ferry)” (Mair, 1990, 130). The ‘Road to Dripcable ferry’ was indicated in Laye’s map of the early 18th century, presumably on the site of, or close to, the later bridge; the Drip Ferry is also recorded on Roy’s map of 1747-55 (fig 5).

Fig 5: Roy’s map (1747-1755): Drip Bridge in the mid-18th century: a cluster of buildings are shown on either side of the Drip Ferry. Note also the landscaped woodlands of Craig Forth house. © British Library Board

Drip Bridge Conservation Area Appraisal- June 2014 9 The Drip Old Bridge was built to cross the River Forth on the Stirling to Callander road at its boundary between Stirlingshire and Perthshire. Once considered to have been constructed around 1745 (RCAHMS, 1963) the current structure is more likely to be from around 1773 (Historic Scotland List Description, 1971). Stirling Council’s archaeological record states: “Built by public subscription between 1747/55 and 1783, but the present structure probably dates to around 1770.” The first cartographic recording of a bridge appears in 1776 on Skinner & Taylor’s map of the road from Edinburgh to Stirling & Tyndrum.

The bridge was built by public subscription, rather than from the county funds or statutory labour which were more usual. Constructed during a vibrant period of road and bridge building Drip Bridge is considered a significant example of its type as recorded in the first Statistical Account:

“Great part of the public roads have been made anew, and bridges built where wanted, within the last 20 years. The bridge of Dript over the Forth, on the road to Stirling, is the only considerable one.” (Perthshire OSA, 1791-99, 488)

A group of buildings developed to support the function of the bridge: the Tollhouse, the Inn and the Smithy. These are believed to have been constructed after the bridge. Cartographic evidence from the late 18th century indicates such structures to the west end of the new bridge (1783; fig 6): one on the site of the Old Inn Cottage and two others south of the road.

Fig 6: Stobie’s map (1783) illustrates the bridge and settlement of 3 structures on the sites of the Inn, Smithy and Tollhouse. © NLS

Drip Bridge Conservation Area Appraisal- June 2014 10 The earliest building, the Old Inn Cottage, is considered to be 18th century with the remaining buildings all of early 19th century date (Historic Scotland Listings). The structures indicated in Stobie’s map (fig 6) may have been replaced or incorporated into the later buildings. The 2nd Edition Ordnance Survey records the structures which remain (fig 7).

In the 20th century, the Old Bridge was closed to vehicular traffic after construction of the new road bridge on the A84.

Fig 7: 2nd OS (1890s) shows the settlement in the late 19th century; the Tollhouse, Smithy and 2 buildings of the Old Inn group are recorded. The lost farm of West Haugh lies on the east side of the bridge. The natural landmark Craig Forth dominates the view SE across the river. The access to Drip Farm via the smithy is now disused. (The conservation area boundary is outlined in orange). © Crown

Drip Bridge Conservation Area Appraisal- June 2014 11 4.2 Archaeological Significance and Potential This section identifies any Scheduled Monuments and information held on the local Sites and Monuments Record (SMR).

Drip Old Bridge is a Scheduled Monument (fig 8). The early origin of the site, and its proximity to possibly an ancient river crossing, should be borne in mind; sites may contain buildings, structures and artefacts relating to previous uses; any findings or inquiries should be reported to Stirling Council’s Archaeology Officer.

Fig 8: Drip Bridge: the Scheduled Monument coloured in purple. © Crown

Drip Bridge is thought to be the only place name reference to ‘Drip’ in Scotland. The name is recorded in early maps and in the first Statistical Account (1791-99) as Dript. Today however the name is not acknowledged on the main road past the site. Chamlerston Road is signposted, a road which extends from Drip Bridge towards , previously known as Robertson’s Lane.

Drip Road in Stirling was set out from 1821 as a turnpike road from Stirling to Doune through the lands of (Mair, 1990, 154).

Drip Bridge Conservation Area Appraisal- June 2014 12 5.0 Character and Appearance This chapter will analyse and illustrate the key features and factors which contribute to the conservation area’s special qualities and local distinctiveness.

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

Drip Bridge occupies an attractive setting on the River Forth at the edge of Drip Moss, with the prominent crag of Craig Forth jutting out into the Carse across the river to the south-east (figs 10 & 11).

The Old Drip Bridge forms a major historic landmark across the River Forth, a natural green space which forms the eastern edge to the cluster of houses, all on the west bank of the river. The major route of the A84 now bypasses the hamlet. The single vehicular route through the hamlet (Chamlerston Road) turns abruptly at the Tollhouse.

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

Character Area

Major path

Green edge

Landmark

Drip Bridge Conservation Area Appraisal- June 2014 13 The character and appearance of the conservation area will be described through the following sections:

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

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

The strength of setting of Drip Bridge comes from several key factors:

Landmarks and Views − Distant views north-east to the Ochil hills.

− Open views south-east across the River Forth to the natural landmark and wooded outcrop of Craig Forth (fig 10); also prominent on western approaches (fig 11).

− Drip Bridge (fig 1A) forms a prominent landmark for the settlement, and from the A84.

− Views to Hill of Drip on raised ground to the south-west across open fields (fig 12).

Street Pattern and Topography Today, the approach road to the settlement has been altered by the introduction of the A84 (fig 15). Turning off the A84 onto the earlier route, there is an immediate intimacy to the approach framed by the mature trees, in particular the old Oak and Old Lime (figs 1D & 11). The former A84 would have continued east to Stirling but the original road now terminates at the Old Bridge. A minor road (Chamlerston Road) extends from the former Tollhouse, turning abruptly to the south to access a number of farms before joining the B8075 to Gargunnock (fig 13). A disused track leads from the back of the Smithy to Hill of Drip (fig 12). The Old Bridge is closed to vehicular traffic and provides pedestrian access to bus stops on the A84 (fig 14).

Occupying a low riverside location and screened by trees, the settlement’s original group of buildings is partially hidden from view, only the Old Bridge signifying its presence. The exception to this is the early 20th century house of Mount Stuart which stands out from the other structures on the approach to the hamlet from the west and south (figs 11 & 13).

Activity and Movement The residential settlement’s proximity to the busy A84 to Stirling detracts from its seclusion (fig 15). There is a small amount of through traffic on the minor road to the farms on the surrounding Drip Moss.

Drip Bridge Conservation Area Appraisal- June 2014 14

Fig 10: view south-east from the Old Bridge across the River Forth to wooded outcrop of Craig Forth.

Fig 11: the western approach road, part of the original route to the Old Bridge crossing, has an immediate intimacy, screened from the A84 by landscaping to the north. The settlement is largely hidden from view with the exception of Mount Stuart (left); the former Tollhouse can just be glimpsed closing the vista. In the distance, the Old Oak and Old Lime frame the settlement’s entrance. Craig Forth forms a natural landmark in the distance.

Drip Bridge Conservation Area Appraisal- June 2014 15

Fig 12: view of Hill of Drip farm across open fields on the south-west of Drip Bridge.

Fig 13: the minor road (Chalmerston Road) leads south and west from its junction with the Old Bridge. The settlement is partially hidden from view with the exception of Mount Stuart (right). Mature trees (not in the conservation area) line the river bank on the right.

Drip Bridge Conservation Area Appraisal- June 2014 16

Fig 14: Drip Old Bridge now forms a pedestrian route from bus stops on the A84.

Fig 15: the new road bridge, part of the A84, immediately adjacent to the settlement.

Drip Bridge Conservation Area Appraisal- June 2014 17 5.2 Character Areas This section introduces each character area before more detailed description in the remainder of this chapter.

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

Character Area: Drip Bridge The conservation area is centred on the historic Drip Old Bridge with a clusters of buildings at its western end: the former Inn (Old Inn Cottage), Tollhouse and Smithy. A 20th century building, Mount Stuart, sits to the south.

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

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

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

A significant part of the special character and appearance of the conservation area is provided by its buildings and other townscape features. Table 2 and figure 17 below will detail key characteristics of the character area identified in section 5.0 (fig 9) and described in section 5.2.

Buildings considered to be of special local, regional or national importance are given statutory protection as listed buildings. Listed buildings in the conservation area are indicated on figure 16 and listed in Appendix B. Drip Bridge Conservation Area has three listed buildings, notably the Old Bridge and the former Tollhouse and Inn. The Old Bridge is also a Scheduled Monument (fig 8).

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

Drip Bridge Conservation Area Appraisal- June 2014 18

Fig 16: Drip Bridge Conservation Area: listed buildings marked with green dots. © Crown

Drip Bridge Conservation Area Appraisal- June 2014 19

DRIP BRIDGE BUILDINGS AND TOWNSCAPE Drip Old Bridge (c1773; fig17A): Category A Listed & Scheduled Monument; 206 feet long exclusive of approaches, 5 segmental arches symmetrically disposed with ashlar piers, cutwaters and voussoirs, remainder rubble. Cutwaters extend to form semi-hexagonal pedestrian refuges to either side of the centre arch. Key Listed Buildings and Tollhouse (c1820; fig 17B): Category C(S) single storey cottage with hipped Scheduled Monuments half octagonal end; skew-gabled porch set beneath gableted splays; baluster sundial in garden. Old Inn Cottage (late 18th C; fig 17C) Category C(S) 2-storey, 3 bay harled house; later (c1825) bow window added. To the north 2-storey later house with swept dormers. Key Unlisted Buildings The former Smithy has historic significance, although now altered. of Townscape Value Distant views north-east to the Ochil hills. Key Views Open views south-east of the River Forth and Craig Forth (fig 10). Open views south-west to Hill of Drip on raised ground across fields (fig 12).

Landmarks Major Drip Old Bridge over the River Forth (fig 17A)

Landmarks Minor Old Inn Cottage (south building; fig 17C); Tollhouse (fig 17B).

Predominant Buildings Residential; detached houses

Dominant Architectural Traditional styles from the late 18th and early 19th century Styles or Periods

Key Characteristics

Medium sized plots; original feu plot boundaries are largely maintained, Building plot size there has been some extension to buildings in garden ground.

Prevalent Building Height Single and 2-storey

Pitched roofs with continuous slate finish (originally no dormers), prominent Skyline and Roofscape gable end chimneys.

Scot’s slate (Old Inn Cottage and Tollhouse) Prevalent Building Materials, lightly coloured harled and /or painted stone walls Textures and Colours Timber sash and case windows to the Old Inn Cottage; possible later replacements in 6 over 2 panes. One original window on Tollhouse gable 6 over 6 panes. Low stone built boundary walls (some rendered) A number of stone bollards from the Old Bridge have been salvaged and Architectural Features reused in the Smithy garden. and Local Details Old Inn Cottage: flat skews and stone window margins; later bay window and canted bay dormers. Table 2: Drip Bridge Conservation Area: Character & Appearance

Drip Bridge Conservation Area Appraisal- June 2014 20 Buildings and Townscape: Drip Bridge

A

B C

D E Fig 17A: Drip Old Bridge; B: the former Tollhouse; C: the Old Inn Cottage; D: the former Smithy glimpsed from the road; E: the 20th century Mount Stuart.

Drip Bridge Conservation Area Appraisal- June 2014 21 5.4 Open Spaces, Trees and Landscaping The section addresses the role of open space, trees and landscaping on the townscape structure and its effect on the character and relationship of spaces within the conservation area. This includes the contribution made by both public and private green space; natural or cultivated elements; woodlands; individual trees; hedges and other landscaping. Similarly to the built environment, these features may also have historical and cultural significance.

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

− Drip Old Bridge, a broad open space and ‘viewing platform’. − The Old Oak (fig 18B) − The Old Lime (fig 18B) − Open fields to Hill of Drip (fig 12) − Open fields of the Carse lands south-east to Craig Forth (fig 18C) − Natural green space and trees to the river bank to the south (fig 18A) − Private green space and trees to the river bank to the north (fig 18D & E) − Private gardens lining the road, with low walls and shrubs (fig 18F) − Trees and planting which screen the approach road from the A84 (fig 18B)

The Old Oak and Lime are landmark trees within the settlement and should be assessed with reference to their need for the additional protection of a Tree Preservation Order (TPO). Similarly, the importance of trees along the riverbank, which provide enclosure on the southern approach, should be assessed; this area currently lies out with the conservation area and therefore has no protection.

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

DRIP BRIDGE OPEN SPACE, TREES AND LANDSCAPING

Open Space Drip Old Bridge

Public Green Space Riverbanks; enclosing fields; screening to approach road and Woodlands

Private Green Space Residential gardens to both road and river bank

Landmark Trees The Old Oak; the Old Lime

Landscaping Features Enclosing stone boundary walls to the former Tollhouse

Table 3: Drip Bridge Conservation Area: Open Spaces, Trees and Landscaping

Drip Bridge Conservation Area Appraisal- June 2014 22 Open Spaces, Trees and Landscaping

A B

C D

E F Fig 18A: open fields and mature trees along the riverbank define the southerly approach (not in conservation area); B: the two significant trees (Old Oak and Old Lime) frame the entrance to the settlement; C: the River Forth and Craig Forth form natural landmarks; D: the river with private green space and trees on the riverbank of the Old Inn Cottage beyond; E: the river bank opposite the Tollhouse; F: stone boundary walls and shrubs enclose and soften the road.

Drip Bridge Conservation Area Appraisal- June 2014 23 5.5 Public Realm This section describes street and road finishes; street furniture; signage; and associated issues such as car parking. Existence of original and traditional surfaces and elements is stated.

Drip Old Bridge does not appear to retain any of its original or traditional road surfaces (although this may lie beneath the existing tarmacadam surface). Traditional stone kerbs do survive at the base of the parapet walls (fig 19). Stone bollards (of uncertain date) were replaced by the Council, although a number remain in the garden of the smithy. The road surface of the bridge and its approach from the east are in poor condition and detract from the appearance of the monument, and the potential quality of this open space (fig 19).

Fig 20: view of Drip Old Bridge: the road surface of the bridge is in poor condition, and the standard bollards have replaced earlier stone bollards. Large natural stone kerbs still remain at the foot of the bridge parapet walls.

Drip Bridge Conservation Area Appraisal- June 2014 24 6.0 Conservation Area Management The Conservation Area Appraisal is a tool in the future management of the area: it is neither a full ‘conservation area study’ nor ‘management plan’. Further specific studies may be required in some areas dependant on their individual conservation needs. As such this section identifies these and provides a basis for formulating and implementing a conservation area management strategy.

This chapter will address the following issues:

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

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

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

1. Detrimental change The special character and appearance of the buildings in Drip Bridge has been eroded due to alterations, inappropriate adaptation and extension.

Windows and doors There has been significant loss of traditional timber sash and case windows. Replacements in uPVC and/or non-traditional fenestration patterns and opening methods are generally unsuccessful and have diminished both the character and quality of individual buildings and the character of the conservation area as a whole. Similarly replacement doors in non- traditional forms and materials detracts.

Walls The buildings appear to have cement based render and /or modern film forming paints applied to their masonry walls. This has been applied to replace traditional lime harling and/or limewash during their restoration at a time when our understanding of the role of permeable traditional materials was not well developed. Attention should be drawn to the risk associated with impermeable materials and finishes and opportunities taken to repair in traditional materials when they arise.

Roofscape In one instance roof finishes have been replaced not using natural slate, this detracts from the other traditional Scot’s slate roofs in the conservation area.

Drip Bridge Conservation Area Appraisal- June 2014 25 2. Non-traditional buildings Mount Stuart is not original to the settlement grouping; however its established presence within Drip Bridge makes its inclusion appropriate, although its dominant appearance on both approaches to the settlement does detracts from the otherwise discreet presence of the hamlet (figs 11 & 13).

3. Public Realm and setting The original setting of the bridge and settlement has been compromised by the introduction of the A84, which now forms the northern boundary of the conservation area. The poor condition and modern finishes used for road surfaces on (and on the approach to) the Old Bridge detract from this important Scheduled Monument and listed building (figs 19 & 20). Recent road layout changes introduced a roundabout just beyond the hamlet on the A84 and signage for this has been poorly sited immediately adjacent to the bridge in the conservation area boundary.

Fig 20: view of the old bridge from the A84: the road surface of the bridge is in poor condition, and the standard bollards and crash barrier detract from this listed building and Scheduled Monument. The new roundabout signage has been placed in the conservation area boundary immediately adjacent the historic bridge.

In addition, whilst the settlement is known as Drip Bridge (section 4.2) neither the settlement nor bridge is signposted from the A84 or on the approach road. There is nothing to indicate the site’s historic significance or interpretation of the bridge itself. The road extending to the south was previously known as Robertson’s Lane, again this is not acknowledged.

Drip Bridge Conservation Area Appraisal- June 2014 26 6.2 Summary of Vulnerability The strength of character of Drip Bridge Conservation Area derives from the quality and historic and architectural importance of the Old Bridge on its open river side setting with the cluster of traditional buildings on its western side. Therefore its principle vulnerability is:

− Poor maintenance or inappropriate repair of the Old Bridge and its road surfaces.

− Detrimental change and loss of traditional building fabric including original windows and doors, roofscape, chimneys etc.

− Pressure for development leading to erosion of open green spaces and loss of trees in the surrounding area.

− Erosion of the character on this small cluster of historic buildings by new development, building in garden ground or inappropriate extension to existing properties.

− Loss of trees on the river bank through poor management.

− Poor development management/enforcement in the conservation area.

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

There are no properties currently on the Buildings at Risk Register in the conservation area, and none are considered to be at risk.

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

The boundary of the conservation area is considered generally to be an appropriate definition of the area of special architectural and historic interest, including as it does the key buildings of the original hamlet and the Old Bridge. However, a significant contribution to the setting of Drip Bridge is made by areas which lie outwith the conservation area boundary. It is perhaps unrealistic to include these areas in the conservation area boundary, but their contribution should be noted by Stirling Council. These are:

1. To the south-east, the carse land and river (fig 10). 2. To the south-west, Hill of Drip and its enclosing fields which line both approaches to the settlement (fig 12). 3. On the southern approach road, the landscaping and trees on the river bank (fig 13).

Drip Bridge Conservation Area Appraisal- June 2014 27 6.5 Potential Listed Buildings This section identifies any buildings which may merit additional protection through listed building legislation.

The Drip Old Bridge was listed in 1971 with the former Inn and Tollhouse added in 1979 (refer Appendix B for full list). The remaining buildings in the conservation do not appear to merit statutory listing although the Smithy is of historic interest.

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

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

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

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

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

The Planning Authority should promote the use of development briefs for key sites and encourage applicants to provide design statements for significant sites within or immediately adjacent to conservation areas.

Development should respect the scale, building line, and character of the existing buildings and ensure views from the conservation area are preserved.

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

The previous draft of this appraisal recommended that the current Article 4 Direction covering Drip Bridge conservation area be revised and updated to address the issues outlined in sections 6.1 and 6.2. However, it is considered that the recent changes to the General Permitted Development Order (GPDO) that took effect on 6th February 2012, remove the need for such an Article 4 Direction. Planning permission is now required for most development within conservation areas including alterations and extensions to buildings, walls, gates and railings, creation or alteration of hardstanding areas, satellite and

Drip Bridge Conservation Area Appraisal- June 2014 28 micro-renewals equipment. The need for Article 4 Directions to further control development that is of a non-householder nature will be assessed on a priority basis across all of Stirling Council’s conservation areas.

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

6.8 Opportunities for Enhancement The following should be considered:

− Introduction of signage naming Drip Bridge − Introduction of interpretation of the Old Bridge and settlement − Reinstatement of traditional road surfaces on and to Drip Old Bridge − Tree Preservation Orders for the landmark trees of the Old Oak and Old Lime − New tree planting to account for age of existing trees and to maintain screening of the settlement.

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

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

Drip Bridge Conservation Area Appraisal- June 2014 29 Bibliography National Policy and Advice The Planning etc. (Scotland) Act 2006 The Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 Town and Country Planning (Scotland) Act 1997 Historic Scotland (2009): Scottish Historic Environment Policy (SHEP) Historic Scotland: Managing Change in the Historic Environment guidance notes series The Scottish Office (2010): Scottish Planning Policy (SSP) Historic Scotland (1998): Memorandum of Guidance on Listed Buildings & Conservation Areas Scottish Executive Development Department: Planning Advice Note 52 (PAN 52): Planning Advice Note: Planning in Small Towns The Scottish Office (1997) Planning Advice Note 65 (PAN 65): Planning and Open Space. Planning Advice Note 68 (PAN 68): Design Statements Planning Advice Note 71 (PAN 71): Conservation Area Management (2005)

Publications English Heritage (1997): Conservation Area Appraisals Gifford G (2002): Stirling and Central Scotland, Yale University Press, London Groome F H (1883): Ordnance Gazetter, Vol.IV, Edinburgh: Grange Publishing Works Lynch K (1977): The Image of the City MIT Press Mair C (1990): Stirling The , John Donald Publishers Ltd: Edinburgh McKean C (1985): Stirling & the Trossachs, An illustrated architectural guide, Rutland Press, Edinburgh OSA (1791): ‘Old’ Statistical Account for Scotland Perthshire Vol. 6 (Kincardine Parish), available at http://stat-acc-scot.edina.ac.uk RCAHMS (1963): Stirlingshire: An inventory of the Ancient Monuments Vol. 1 & Vol. 2, HMSO, Edin. Stirling Council (1999A): Document 2- A Character Appraisal for Stirling Town Conservation Area. Stirling Council Environmental Services (1999B): Local Plan

Maps Adair J (1685): A Mape of the countries about Stirling Laye (1725): A Plan of the Town and Castle of Sterling Ordnance Survey (1860-61): 1st Edition Ordnance Survey, Stirling Council license Ordnance Survey (1895): 2nd Edition Ordnance Survey, Stirling Council license Roy (1747-1755): Military Survey of Scotland, permission of the British Library Board Stobie (1783): The Counties of Perth & , permission of the NLS Taylor G & Skinner A (1776): Survey and maps of the roads of North Britain or Scotland, ‘Plate 14 The road from Edinburgh to Stirling, Tyndrum and Fort William’.

Drip Bridge Conservation Area Appraisal- June 2014 30 Appendices

Appendix A

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

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

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

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

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

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

Drip Bridge Conservation Area Appraisal- June 2014 31 Appendix B

Listed buildings (July 2011) within the conservation area boundary are:

HBNUM ADDRESS CATEGORY LIST DATE 6725 DRIP OLD BRIDGE OVER RIVER FORTH A 05/10/1971 8148 DRIP OLD BRIDGE - TOLLHOUSE C(S) 06/09/1979 8149 INN, DRIP BRIDGE C(S) 06/09/1979

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

Drip Bridge Conservation Area Appraisal- June 2014 32