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13 15/233 PERTH AND KINROSS COUNCIL ENTERPRISE AND INFRASTRUCTURE COMMITTEE 3 June 2015 INCHTURE CONSERVATION AREA APPRAISAL Report by Depute Director (Environment) This report presents the Inchture Conservation Area Appraisal and the proposed amended boundary and management measures. It also seeks approval to proceed to formal re-designation by notification to the Scottish Ministers. 1. BACKGROUND/MAINISSUES 1.1 Conservation Areas are designated in Aberfeldy, Abernethy, Baledgarno, Birnam, Blair Atholl, Blairgowrie, Cleish, Comrie, Coupar Angus, Crieff, Dunkeld, Dunning, Errol, Forgandenny, Fortingall, Fowlis Wester, Grandtully & Strathtay, Inchture, Kenmore, Kinnesswood, Kinross, Kinrossie, Knapp, Longforgan, Meikleour, Moulin, Muthill, Perth Central, Perth Kinnoull, Pitcairngreen, Pitlochry, Rait, Scotlandwell, Spittalfield and Wester Balgedie. 1.2 The Council has a duty under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 “to formulate and publish, from time to time, proposals for the preservation and enhancement of any parts of their district which are Conservation Areas.” This means, in effect, that all existing Conservation Areas should be reviewed and re-appraised. 1.3 Criteria for deciding which Conservation Areas should be reviewed in order of priority were approved at the Enterprise and Infrastructure Committee on 3 June 2009 (Report No. 09/265 refers). The criteria for reviewing Conservation Areas is: (i) a Placecheck has been undertaken or is imminent (ii) the local community has requested a review (iii) there is potential for physical regeneration and linkages with broader schemes (iv) development pressure is creating a need for more detailed guidance and (v) considerable time has elapsed since the original appraisal was undertaken. So far 11 Conservation Areas have been reviewed and approved by the Enterprise and Infrastructure Committee: Errol; Perth Kinnoull; Kinross; Dunning; Comrie; Muthill; Dunkeld; Kenmore; Abernethy; Rait and Longforgan. The next Conservation Area in terms of priority under the approved criteria is Inchture. 1.4 In addition, discussions have taken place at the Planning Policy and Practice Members/Officer Working Group, most recently at the meeting on 16 March 2015, where members agreed to take forward an overall review of the conservation areas of Perth and Kinross. The aim is to undertake a review of the extent of the existing conservation areas throughout Perth and Kinross to ensure that they are fit for purpose. 213 1.5 The review will entail ensuring that the approach is sufficiently robust in respect of their boundaries, the quality of the built heritage which they encompass. It also includes the ability to reflect and deliver the Council’s priorities in respect of sustainable economic development and the need to preserve and enhance the built heritage of Perth and Kinross. 1.6 The need for the review has emerged from some concerns over the size, extent and appropriateness of some of the conservation areas, particularly the largest conservation areas such as Perth and Crieff. The large areas are centred on clearly defined historic townscapes. However in some cases, these can include areas of intervening townscape of a lesser historic value. 1.7 Whilst work has already commenced on the Inchture Conservation Area Appraisal, which is the subject of this report, the review will be an initial overview of all conservation areas. The timescale for the initial review is the autumn of 2015. 1.8 A Conservation Area was first designated in Inchture in 1973. A re-appraisal of Inchture Conservation Area was carried out in February 2015. Consultation with the public, local community groups and national bodies on the draft Inchture Conservation Area Appraisal was undertaken during November 2014, including a public exhibition in the Inchture Village Hall on the 24 - 26 November. A notice of the exhibition was placed on the PKC website. Posters of the exhibition were sent to the community council and displayed in the Inchture village hall, Inchture Hotel, Post Office and local shop. 1.9 The consultation period for written comments was open until 15 January 2015. Written responses were received from one local resident and Historic Scotland. A summary of the comments received is attached to this report in Appendix 1. Conservation Area and its boundary 1.10 Some changes to the existing Conservation Area boundary are proposed as a result of the review and Appraisal. A detailed review of the conservation area has led to a number of boundary adjustments including opportunities for both extension and contraction of the current boundary, first designated in 1973. More recent residential development creates a distinctive boundary around the identified core village area. Such residential development has been reviewed and omitted. The boundary has been extended to protect the northeastern gateway into Inchture by taking in the natural woodland and the existing boundary wall which currently stretches into the conservation area. It continues southwards to continue the line of the opposite stone boundary wall. Additionally, a narrow stretch which runs along the north-eastern residential development and archaeological site of interest is proposed for inclusion to continue the line of the stone boundary wall and to protect the area’s setting. Various other minor and notable amendments have been considered in order to:- better represent property lines and, in one instance, the curtilage of a listed building; to protect natural boundaries; and to remove modern buildings which do not contribute significantly to the character and appearance of the conservation area. 214 1.11 The written response from Historic Scotland suggested that a semicircular area at the southern edge of the conservation area, which marks the extent of an historic garden shown in 19th century mapping, should be retained within the conservation area boundary to reflect the historic development of the village. 1.12 The Community Council was consulted and raised no concerns with the Appraisal. 1.13 All comments received during the consultation period have been considered and amendments made to the Conservation Area Appraisal in light of these comments. The proposed revised boundary of the Conservation Area is attached at Appendix 2 for information. The final draft Conservation Area Appraisal is attached at Appendix 3. Enhancement Opportunities 1.14 Opportunities for enhancement are suggested in the appraisal for key areas in the village. This represents initial ideas for potential improvements. There will be early consultation with the local community, including the Community Council and other local groups, as part of the design process. Conservation Management 1.15 A draft Article 4 Direction has been prepared for Inchture Conservation Area to restrict certain permitted development rights in order to prevent the erosion of the area’s character through small scale incremental changes. The draft direction is contained within the Appraisal. An Article 4 Direction requires approval from the Scottish Ministers. The new General Permitted Development (Scotland) Amendment Order 2011 (GPDO) for householder development came into effect on 6 February 2012. The new GPDO reduces permitted development rights within Conservation Areas for householders but not others, such as statutory undertakers and the local authority. As such, the new GPDO supersedes the need for an Article 4 Direction for householder development within Conservation Areas. However, it is considered appropriate to proceed with seeking approval from the Scottish Ministers for an Article 4 Direction for certain non-householder classes of development, as outlined in the Conservation Area Appraisal. Design Guidance 1.16 In order to strengthen the links between the Conservation Area Appraisal and Development Management, it is considered essential to provide design guidance to encourage alterations, extensions and new development in the Conservation Area that will be of the highest quality and to respect the important features of local distinctiveness identified in the Appraisal. Design guidance is in development and will be linked with broader design guidance in relation to development throughout the area being progressed more widely through the Placemaking Guide. Specific design guidance may also be prepared for the individual opportunity sites or enhancement schemes identified. 215 2. PROPOSALS 2.1 The Committee is asked to approve the final draft Inchture Conservation Area Appraisal, the proposed revision of the Conservation Area boundary and associated management measures, and proceed to formal re-designation by notification to the Scottish Ministers. The Conservation Area Appraisal documents are appended to this report. 2.2 The conservation area appraisal process has been undertaken efficiently in order to secure best value under the Local Government in Scotland Act (2003). Costs have been minimal, specifically with regards to the consultation period and there is no expectation that the appraisal will incur any further costs to the Local Authority. The conservation area appraisal process has met equal opportunity requirements. An Equality Impact Assessment (EqIA) and Strategic Environmental Assessment (SEA) pre-screening report (Appendix 4) are provided. 2.3 Performance has been reviewed as part of the whole process and measures to improve efficiency and delivery have been considered accordingly so as to improve performance and outreach for the next Conservation
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