Conservation Area Character Appraisal

Cambuskenneth

Stirling Council Local Development Plan Supplementary Guidance SG07 June 2014 Conservation Area Appraisal- June 2014 ii

The name ‘Cambuskenneth’ is said to signify the creek or the haven of Kenneth.

Cover: Cambuskenneth Abbey, view of the bell tower.

Cambuskenneth Conservation Area Appraisal- June 2014 iii Contents

1.0 Introduction...... 1

1.1 Background ...... 1 1.2 Methodology...... 2 1.3 Copyright ...... 2 Cambuskenneth 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 ...... 14

5.1 Setting ...... 16 5.2 Character Area...... 20 5.3 Buildings and Townscape ...... 21 5.4 Open Spaces, Trees and Landscaping...... 29 5.5 Public Realm ...... 32 6.0 Conservation Area Management...... 33

6.1 Negative Factors ...... 33 6.2 Summary of Vulnerability ...... 36 6.3 Buildings at Risk and Sensitive Areas...... 36 6.4 Conservation Area Boundaries ...... 36 6.5 Potential Listed Buildings ...... 40 6.6 Opportunities for Development ...... 40 6.7 Opportunities for Planning Action...... 40 6.8 Opportunities for Enhancement ...... 41 6.9 Monitoring and Review...... 42 Bibliography...... 43

Appendices...... 44

Cambuskenneth Conservation Area Appraisal- June 2014 iv Tables

Table 1: Cambuskenneth Conservation Area: Key Characteristics ...... 6

Table 2: Cambuskenneth Conservation Area: Character & Appearance: Village Core...... 23

Table 3: Cambuskenneth Conservation Area: Character & Appearance: Abbey Precinct ...... 26

Table 4: Cambuskenneth Conservation Area: Open Spaces, Trees and Landscaping ...... 30

Cambuskenneth Conservation Area Appraisal- June 2014 v 1.0 Introduction

1.1 Background The purpose of this document is to provide an illustrated appraisal of the Cambuskenneth 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.

Cambuskenneth 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 October 2006 with minor amendments in July 2011. Specific reference is made to the Draft Conservation Area Character Statement prepared by Sarah Kettles in 2004. This document was revised by Stirling Council in August 2012 and June 2014.

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.

Cambuskenneth Conservation Area Appraisal- June 2014 2 Cambuskenneth Conservation Area

A B

C D

E F Fig 1A: view of South Street looking east on approach from the foot bridge; B: Hazel Cottage, No. 1 North Street; C: traditional houses on North Street; D: the public house on the corner of North Street and Ladysneuk Road; E: the remains of the Augustine Abbey are dominated by its 13th century the bell tower, restored in the 19th century; views from the riverside village are spectacular to the Ochil hills in the north; F: Hood farm.

Cambuskenneth Conservation Area Appraisal- June 2014 3 2.0 Summary of Significance Cambuskenneth Abbey was an important early ecclesiastical centre located on an isolated loop of the north-east of the Royal Burgh of Stirling. The settlement expanded in the 18th and 19th centuries and is now encompassed within the City of Stirling. Cambuskenneth Conservation Area includes the majority of the village and is centred on the parallel North and South Streets which both lead to Ferry Road by the riverside. At the south-east edge of the village, the conservation area includes the ruins of the Augustinian Abbey, dominated by its free standing bell tower, and the open space and fields around Hood farm. The conservation area has considerable historic significance for a number of interrelated reasons, all of which contribute to its character and appearance:

− A secluded riverside location, with limited road access, and spectacular views.

− The ruins of Cambuskenneth Abbey, a Scheduled Monument, of both historical and architectural importance; the bell tower is one of Scotland’s best examples of 13th century architecture.

− A compact village with a number of vernacular and traditional cottages from the 18th and early 19th centuries.

Cambuskenneth is one of 11 conservation areas designated in the City of Stirling 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)

Cambuskenneth Conservation Area Appraisal- June 2014 4

Fig 2: Cambuskenneth, indicating the conservation area (shaded in orange) © Crown

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Cambuskenneth Conservation Area is characterised by:

Its setting: − A riverside location on an isolated loop of the River Forth. − Approach through surrounding flat agricultural carse land. − Enclosure of the village by a significant amount of open green space to the north and Cambuskenneth Abbey and Hood Farm to the south. − Distant views of Stirling Castle, the National on Abbey Craig and the Ochil hills. − Glimpsed views of Cambuskenneth Abbey bell tower within the village.

Its landmarks: − Cambuskenneth Abbey, in particular the 13th century bell tower. − The footbridge (not in the conservation area).

Its buildings: − Predominantly residential. − 1-storey vernacular cottages gable to gable, interspersed with 1, 1½ and 2- storey detached cottages; late 18th and mid-19th century. − Generally small plots, 2 or 3 bays wide built directly on the street line. − Natural slate pitched roofs with continuous slate finish; often with flat skews and short chimney stacks; generally no dormers, though some examples of later Victorian canted dormers. − Natural stone (local ochre/ grey and whinstone to earlier cottages; some pink sandstone to later houses) or − Lightly coloured (mainly white) painted stone wall construction to earlier houses, some with contrasting window and door margins. − Traditional timber sash and case windows with a variety of astragal patterns depending on date. − Some vertically boarded, and fielded panel, timber doors. Entrance doors to later cottages often have narrow lay lights above.

Its vulnerability: − Detrimental change and loss of traditional building fabric including original windows and doors, roofscape, chimneys etc. − Pressure for development leading to erosion of green spaces and loss of trees which lie adjacent to the conservation area. − Loss of historic fabric used for boundaries and loss of the definition of principle routes. − Development on green field land and coalescence with Stirling. − Loss of views and /or development in the surroundings which would affect keys views & the rural setting of Cambuskenneth, e.g. on the Forthbank Loop.

Table 1: Cambuskenneth Conservation Area: Key Characteristics

Cambuskenneth 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

“Suburbanised village of little more than two parallel streets wrapped in a long loop of the Forth immediately E of Stirling.” (Gifford & Walker, 2002, 303)

Cambuskenneth is a riverside village situated below the Ochil hills to the north-east of the City of Stirling, physically separated from the city by the River Forth which defines its western boundary. It is can be accessed from Stirling by road from the A907 via Ladysneuk Road; and there is a pedestrian bridge connecting the village to the Riverside area of Stirling. The City of Stirling is the major civic centre of the region, approximately 30 miles from Glasgow and 35 miles from on the M90; grid reference NS 795935 (fig 3).

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

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

Ochil hills

Cambuskenneth

M90

Touch hills

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

3.2 Population Cambuskenneth developed significantly from the turn of the 19th century; it is now part of Stirling. 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). Cambuskenneth Conservation Area is estimated to have a population of around 150.

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.

Cambuskenneth 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 Cambuskenneth Abbey The name Cambuskenneth is said to signify the creek, field or the haven of Kenneth, the area being the supposed scene of conflict between the Picts and Kenneth II (Groome, 1884). The Abbey was founded in approximately 1140 by David I and was initially known as the Abbey of St Mary of Stirling. Around 1200 it is recorded that the Abbots of Cambuskenneth had their residences at and that a great carriage-road lead past the Meadows of the burgesses (now Borrowmeadow Farm) from Throsk to the crossing point on the Forth at the Abbey Ford (Ronald, 1899, 115; fig 7). The abbey was the focus of many important historical events, including the site of the main supply camp for the Scots during the Battle of (1314) and ’s Parliament of 1326. It is the burial place of James III (d.1488) and his Queen (fig 9).

Around the time of the Reformation, the greater part of the abbey fabric was damaged and probably partially demolished; the remains and lands passing to the Erskine family after the accession of James VI (1603). Cambuskenneth was sold by John Erskine to Cowane’s Hospital in 1709 (Stirling Archives B66/9/16, 69). By the end of the 18th century, the abbey walls had been depleted so that all that remained was the bell tower (figs 6 & 12) and low walls. In 1864 the county architect, William Mackison, undertook a plan of excavation and stabilisation of the foundations; many of the repairs being made with imported masonry. The ruins, therefore, are not entirely medieval in their origin.

Early settlement and development The small village was originally known as the Abbey and its inhabitants in the 18th and 19th centuries were engaged in salmon fishing, weaving and tending the extensive fruit orchards on the fertile river banks. The village orchards extended to the north and east of the settlement and included a large area to the south around the abbey ruins (fig 7).

Historic maps (Stobie, 1783; fig 6) illustrate a small number of buildings concentrated on North Street and Ladysneuk Road. The low vernacular cottages from Nos. 22 to 30 North Street appear to date from this period, as does Hood farm. A feu plan dated 1813 details ‘New Street’ (now South Street); houses were constructed here over the course of the 19th century (fig 7).

Cambuskenneth Conservation Area Appraisal- June 2014 9

Fig 5: Pont’s map 32 (1585-1601) records the abbey, with a graphic image of the Bell Tower. © NLS

Fig 6: Stobie’s map (1783) illustrates the road approach to the village and buildings around North Street, the abbey bell tower and Hood farm. © NLS

Cambuskenneth Conservation Area Appraisal- June 2014 10 Cambuskenneth became a centre of artistic activity during the period between 1880 and 1920. A teaching studio was run by Joseph Denovan Adam, a highly regarded animal painter of his day. His studio was based at Craigmill and many of the artists lodged at Ferry Orchard House (Lindsay, 1995).

The village was originally connected by ferry to the Riverside area of Stirling (fig 7). In 1934 the existing pedestrian footbridge was built for the Council by engineers Mouchel & Partners. Until the mid-20th century, the village consisted of the North and South Streets and Ferry Road; Ferry Orchard, St James Orchard and development along Ladysneuk Road were developed in the 1960s, some of which was on land previously occupied by the orchards (fig 7).

Fig 7: 1st Ed. Ordnance Survey (1860-61): expansion of the village in the mid-19th century with a concentration of building on North Street. Note the Abbey Ferry connection crossing the river to the west; and the Abbey Ford to the east. © Crown

Cambuskenneth 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).

Cambuskenneth Abbey ruins and grounds are a Scheduled Monument under the care of Scottish Ministers through Historic Scotland (fig 8). The monument is of national importance, forming the remains of the Augustinian Abbey of Cambuskenneth, one of Scotland's most important abbeys closely connected with the Royal Castle of Stirling. It is also of importance as the burial place of James III (fig 9).

The area was the location of the Scottish baggage train during the (1314), sacked by the Earl of Atholl in the aftermath of the battle. For this reason this area is part of the site of the Battle of Bannockburn on Historic Scotland’s Inventory of Historic Battlefields. Further information on the inventory and the designated area are available from Historic Scotland.

The early origin of the site should be borne in mind; sites may contain buildings and artefacts relating to previous uses; any findings or inquiries should be reported to Stirling Council’s Archaeology Officer.

Fig 8: Cambuskenneth Abbey is a Scheduled Monument (outlined in purple) © Crown

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Fig 9: the burial tomb of James III in the grounds of Cambuskenneth Abbey.

It is widely thought that the ruins of Cambuskenneth Abbey have provided building materials for the older houses of the village. Alexander Cottage in South Street has carved stone fragments incorporated in its east gable.

Fig 10: Alexander Cottage, South Street, the gable has stone fragments thought to come from the Abbey ruins.

Cambuskenneth Conservation Area Appraisal- June 2014 13 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 Cambuskenneth Conservation Area is illustrated in figure 11 (Lynch, 1977, Appendix A). This consists of two character areas:

1. Village Core: including North & South Streets, Ferry Road and Ladysneuk Road.

2. Abbey Precinct: Cambuskenneth Abbey and environs including Hood farm.

The Village Core character area consists of North and South Streets, two parallel routes running east to west through the village, with South Street connecting to the pedestrian bridge over the Forth. Ladysneuk Road leads north from the abbey through the village towards the A907 with connections to Stirling. The loop of the River Forth, a natural landmark, forms green edges both east and west of the village; with the enclosing trees and fields to the north the village creating a strong break between the built up area and surrounding farmland.

To the south, the Abbey Precinct character area is focused on the remains of Cambuskenneth Abbey and its grounds including the landmark bell tower; Hood farm lies to the west. The area is largely open green space enclosed by the loop of the River Forth.

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

Cambuskenneth Conservation Area Appraisal- June 2014 14 1

2

Fig 11: The general urban structure of Cambuskenneth Conservation Area (pre June 2014 boundary) using Lynch’s methodology © Crown Character Areas: 1. Village Core Character Area

2. Abbey Precinct Major path

Green edge

Landmark

Cambuskenneth Conservation Area Appraisal- June 2014 15 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 Cambuskenneth Conservation Area comes from several key factors:

Landmarks and Views

− Spectacular views over the Ochil hills and the valley of the Forth (fig 1E).

− Significant views of two landmarks of national importance: the National Wallace Monument on the Abbey Craig (fig 13 & 15), and Stirling Castle. Some of the best views on the monument are from Cambuskenneth across the flat agricultural landscape.

− The landmark of Cambuskenneth Abbey bell tower can be glimpsed throughout the conservation area and forms a landmark viewed from other areas of Stirling, including Stirling Old Bridge, and to the east of the village. Trees around the Abbey are significant in enhancing its natural setting (fig 12).

Street Pattern and Topography

− The village is set on the flat carse farm lands of the River Forth and enclosed to the north by Abbey Craig and the distant Ochil hills (figs 13 & 15).

− The core of the village is formed by the parallel roads of North and South Streets. Buildings are predominantly set out along the roadside. North Street is narrower and slightly winding in form, reflective of its earlier origins.

− Whilst predominantly a flat site, North and South Streets rise gently from the riverside (fig 14).

Activity and Movement

− The area is predominately residential with a secluded, rural ambiance. The abbey forms a significant tourist attraction during its opening in the summer months.

− Whilst the village is a relatively short distance from Stirling city centre, access by road is restricted to one approach from the north via Ladysneuk Road. This generates a remote character; in particular as this road is enclosed by fields on the outskirts of the village (fig 15).

− Pedestrian access is more direct via the footbridge linking Cambuskenneth to the Riverside area of Stirling (fig 16). Established walking routes exist around the village.

Cambuskenneth Conservation Area Appraisal- June 2014 16

Fig 12: the bell tower of Cambuskenneth Abbey is a distinguished landmark on the flat carse lands of the river; mature trees providing a picturesque context and scale. The National Wallace Monument can just be glimpsed through the centre of the trees.

Fig 13: The National Wallace Monument is visible from many positions in the village, and some of the best prospects are from the grounds of the Abbey as above.

Cambuskenneth Conservation Area Appraisal- June 2014 17

Fig 14: South Street rises gently uphill from the river side; the former Ferryman’s Cottage is on the right of the picture.

Fig 15: the vehicular approach to Cambuskenneth is restricted to Ladysneuk Road which extends from the Alloa Road (A907). The route gives a remote character to the village despite its proximity to the city centre. To the north the Ochil hills enclose the river valley, with the distinctive rock outcrop of Abbey Craig closing the view, topped by the National Wallace Monument.

Cambuskenneth Conservation Area Appraisal- June 2014 18

Fig 16: the footbridge (1934) provides a direct pedestrian/cycling route to Stirling city centre via Riverside.

Cambuskenneth Conservation Area Appraisal- June 2014 19 5.2 Character Area This section introduces each character area before more detailed description in the remainder of this chapter.

As identified in section 5.0 (fig 11) Cambuskenneth Conservation Area consists of two character areas:

1. Village Core: including North & South Streets, Ferry Road and Ladysneuk Road. 2. Abbey Precinct: Cambuskenneth Abbey and environs including Hood farm.

Character Area 1: Village Core The historic village core comprises the parallel routes of North & South Streets connected by Ferry Road in the west and Ladysneuk Road in the east. There is a variety of building styles in the core of the village, from late 18th to late 20th century buildings. However, traditional styles predominant from the vernacular single storey cottages set gable to gable along the roadside, (Nos. 22-30 North Street; fig 18C) to the later mid-19th century traditional detached cottages (Nos. 9, 17 & 19 South Street; fig 18G). The low storey height gives the area an intimacy of scale, particularly along North Street. Interspersed with the low cottages are some 2-storey properties such as the public house on the corner of North Street and Ladysneuk Road (fig 1D). On South Street the former village school has been converted for use as the village hall (fig 18F); a row of distinctive former miners’ cottages terminates the street to the north-east (fig 18E).

There are a number of mid to late 20th century properties set back from the road with front gardens and driveways, many with low walls and hedging. They vary from 1½ to 2-storey; their impact on the scale of the village is minimised by the fact they are located further back on their plots; have used sympathetic materials such as natural slate roofing; and are generally low single storey houses with dormers.

Character Area 2: Cambuskenneth Abbey The character area is focused on the remains Cambuskenneth Abbey and the surrounding open green space (figs 19A-D). Hood Farm forms a minor landmark to the west and obvious rural presence adjacent to the village (fig 19F).

Cambuskenneth Conservation Area Appraisal- June 2014 20 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. Tables 2 and 3, and figures 18 and 19 below will detail key characteristics of the character areas identified in section 5.0 (fig 11) 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 17 and listed in Appendix B. Cambuskenneth Conservation Area has 11 listed building entries (some entries cover more than one property) with Cambuskenneth Abbey being Category A listed and the focus of other listings being traditional cottages on North and South Streets and the public house. The abbey complex 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).

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Fig 17: Cambuskenneth Conservation Area outlined in orange with listed buildings (Category A: red; Category B: blue; Category C(S): green) © Crown

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VILLAGE CORE BUILDINGS AND TOWNSCAPE

No. 1 North Street Hazel Cottage (fig 18A) Category C(S); closes vista on Ferry Road. No. 3 North Street (fig 20C) Ferry Orchard House, Category C(S); set back behind mature front garden and traditional granite setts at entrance drive. Key Listed Buildings and Nos. 22-30 North Street (figs 18C, 22 A & B) Category C(S), row of gable to Scheduled Monuments gable vernacular single storey cottages. Nos. 27 & 29 North Street (fig 18D): Category C(S): close this end of North Street. No. 38 North Street/ 9 Ladysneuk Road (fig 1D) Category C(S); prominent corner block comprising public house and adjoining house.

Nos. 5 & 7 North Street (fig 18B): form a coherent grouping next to the listed cottages. No. 9 North Street: former barn used for storing apples form the orchards, now residential. No. 2 South Street former Ferryman’s Cottage (fig 14): addresses the river behind high hedging. No. 9 South Street (fig 18G): good example of later 3-bay cottage style, Key Unlisted Buildings probably mid-19th century, with traditional windows and door. of Townscape Value Village hall, South Street (fig 18F): long low buildings formerly village school. No. 16 South Street (fig 18H): 3-bay Victorian cottage with canted dormers, pedimented doorway and bipartite windows. No 28 South Street, Alexander Cottage (figs 10 & 18E), carved stone fragments on east gable. No. 22 Ladysneuk Road (fig 25): single storey traditional cottage (not in conservation area)

Distant views west to Stirling Castle, for example on South Street where the castle closes the street vista (fig 18E); Key Views Views north on Ladysneuk Road to the National Wallace Monument on the Abbey Craig & Ochil hills beyond (fig 15). Views of the River Forth. Glimpsed views of Cambuskenneth Abbey.

Landmarks Major None

Landmarks Minor No. 38 North Street/ 9 Ladysneuk Road (fig 1D).

Prevalent Building Types Residential; traditional roadside cottages.

Dominant Architectural Late 18th and 19th century vernacular intermixed with Victorian. Styles or Periods

Table 2: Cambuskenneth Conservation Area: Character & Appearance: Village Core

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VILLAGE CORE BUILDINGS AND TOWNSCAPE (cont.)

Key Characteristics

Small narrow plots often 2-3 bays wide built directly on the street line, with Building plot size long rear gardens, largely on original feu lines. North side of North Street more irregular due to historic proximity to orchards (fig 7).

1 storey (terraced cottages). Prevalent Building Height 1, 1 ½ and 2 storey (detached cottages).

Roofscape is a crucial component of the character of the streets as the low cottages are very visible. Pitched roofs with continuous slate finish (originally no skylights), short gable

end chimneys, flat skews. Skyline and Roofscape Generally no dormers, though some examples of later Victorian canted

dormers with pitched roofs (No. 1 North Street, fig 18A; No. 16 South Street, fig 18H) Continuity of common eaves and ridge lines run through gable to gable cottages.

Natural slate roofs, some good examples of Scots slate laid in diminishing coursing (e.g. No. 22 North Street, fig 18C; public house may be Scots). Natural stone (local ochre/ grey and whinstone to earlier cottages; some pink sandstone to later houses) or Prevalent Building Materials, lightly coloured (mainly white) painted stone wall construction. Some with Textures and Colours contrasting window and door margins in black. Timber sash and case windows (now painted white), a good number of traditional windows surviving, with a variety of astragal patterns (see below). Some vertically boarded, and fielded panel, timber doors. Entrance doors to later cottages often have narrow lay lights above.

No. 1 North Street, Hazel Cottage (fig 18A): has attractive and unusual windows in 9 over 9 astragal pattern. Nos. 22 & 27 North Street (figs 18C & D): good examples of traditional sash & case timber windows. No. 38 North Street/ 9 Ladysneuk Road (fig 1D): public house has traditional sash & case timber windows with laying panes in a 6 over 6 pattern. Architectural Features Village Hall (fig 18F): has a replacement pantile roof. and Local Details No. 16 South Street (fig 18H): traditional sash & case timber windows to ground floor and dormers. No. 28 South Street Alexander Cottage (fig 10 & 18E): carved stone fragments probably from the Abbey. Stone boundary walls to houses, particularly where houses are set back from the roadside important in defining the street. Historic lamp post in South Street (fig 21). Telephone box. Table 2: Cambuskenneth Conservation Area: Character & Appearance: Village Core (cont.)

Cambuskenneth Conservation Area Appraisal- June 2014 24 Buildings and Townscape: Village Core

A B

C D

E F

G H Fig 18A: No.1 North Street (Hazel Cottage); B: Nos. 5 & 7 North Street; C: No. 22 North Street, a good examples of one of the earliest cottages; D: No. 27 North Street, a small cottage with traditional windows; E: South Street is wider and straighter than North Street, laid out around 1813; note Alexander Cottage on the left and miners’ houses on the right; Stirling Castle can be seen in the distance; F: the village hall (former village school); G: No. 9 South Street, a good example of one of the later mid-19th C detached cottages; H: No. 16 South Street retains the 3-bay model with Victorian details such as canted dormers.

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ABBEY PRECINCT BUILDINGS AND TOWNSCAPE

Cambuskenneth Abbey (figs 19A-C) Category A listed, Scheduled Monument (fig 8). Dominated by the free-standing bell tower, a detached Key Listed Buildings and structure for which there are no parallels anywhere else in Scotland and an Scheduled Monuments excellent example of 13th century architecture, with lancet windows and ornamental arcades; over 20m high. Site under the ownership of Historic Scotland.

Tower Orchard and Tower Cottage (fig 19E): 2 low cottages bounding the Key Unlisted Buildings abbey enclosure and important to its setting. of Townscape Value Hood farm (fig 19F): farmhouse and traditional farm buildings.

Long open views to Stirling, with the tower of the and Stirling Castle visible on the skyline. Spectacular views of the National Wallace Monument on the Abbey Craig & Key Views Ochil hills beyond across the meadow/river bank at the Abbey (fig 15). Views east across the River Forth and beyond towards Borrowmeadow Farm and green landscape on the Forthbank Loop. Views of Cambuskenneth Abbey (fig 19C).

Landmarks Major Cambuskenneth Abbey (bell tower; fig 19 A & B).

Landmarks Minor Hood farm (fig 19E).

Predominant Buildings Ecclesiastical; agricultural.

Dominant Architectural 13th century (abbey bell tower). Styles or Periods Late 18th - early19th century (houses, farm).

Table 3: Cambuskenneth Conservation Area: Character & Appearance: Abbey Precinct

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ABBEY PRECINCT BUILDINGS AND TOWNSCAPE (cont.)

Key Characteristics

Building plot size Large plots of abbey precinct and Hood farm.

Prevalent Building Height Single or 2-storey for residential and farm buildings.

Skyline of the area is dominated by the bell tower; other structures do not Skyline and Roofscape compete with this.

Natural slate roofs (e.g. Hood Farm may be Scots) pantile roof to farm Prevalent Building Materials, outbuilding. Textures and Colours Natural stone (local ochre/ grey sandstones, whinstone) or lightly coloured (mainly white) painted stone wall construction. Timber sash and case windows (now painted white).

Cambuskenneth Abbey: tomb of James III and Queen Margaret, a Victorian monument (fig 9). Graveyard enclosure with ornate ironwork railings and piers and historic gravestones. Architectural Features Stone boundary walls around the abbey (fig 19C), on route to the adjacent and Local Details houses and around the farm are important in defining historic plots and adding character.

Table 3: Cambuskenneth Conservation Area: Character & Appearance: Abbey Precinct (cont.)

Cambuskenneth Conservation Area Appraisal- June 2014 27 Buildings & Townscape: Abbey Precinct

A B

C D

E F Fig 19A: Cambuskenneth Abbey, the 13th century bell tower, restored in the 19th century; B: general view of the abbey remains looking towards the village; C: tall boundary wall and trees enclosing the field just west of the abbey; D: the tomb of James III in the abbey enclosure; E: Tower Orchard & Tower Cottage, properties situated to the south east of the Abbey ruins; F: Hood farm with traditional farmhouse and outbuildings.

Cambuskenneth Conservation Area Appraisal- June 2014 28 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. There is no TPO in Cambuskenneth; however natural green environment is important to the setting of the conservation area and in particular the abbey. Significant areas of open space and natural green space, and mature trees are located within the conservation area. The key elements are: − The rural situation of the village, close to, yet separate from Stirling; maintained by the presence of surrounding agricultural fields (figs 15 & 26).

− The flat agricultural land which encloses Ladysneuk Road north of the village and affords open views across to the City of Stirling and Stirling Castle in the west and the National Wallace Monument and Ochil hills to the north (fig 15).

− The riverside setting on the banks of the Forth is a key feature of the conservation area, with mature tree growth along the entire length of the village riverbank (fig 20B). The river banks on Riverside also contribute to the approach across the footbridge (out with the conservation area; fig 20A & D).

− A large number of established trees, a legacy of the village’s substantial historic orchards, with sporadic fruit trees in private gardens throughout the village.

− The remaining orchard lies to the rear of Ferry Orchard House (not all of this is in the conservation area).

− To the rear of Ferry Orchard House, a plot of land is enclosed by a dense line of mature trees which forms the northern boundary of the village, providing a clear defining line between field and enclosure (not in conservation area; fig 24).

− Cambuskenneth Abbey and immediate curtilage are enclosed by fencing and protected as a Scheduled Monument and Listed Building. However, the surrounding green space is equally important to its setting including a number of significant mature trees which line the adjacent field walls (fig 20F) and the small area of lawn and seating to the north (fig 20E). The surrounding fields are delineated with tall stone walls, which are important in defining the historic enclosures and add considerable character and quality to the area (not all walls are in the conservation area; fig 26).

− There is an important line of mature trees and planting to the substantial rear gardens of the properties on the south side of South Street (fig 20G). These gardens back onto a wide expanse of grass to the southern edge of the

Cambuskenneth Conservation Area Appraisal- June 2014 29 conservation area and which separates Cambuskenneth Abbey from Hood farm (fig 19F). This natural area is in keeping with the farm setting and can be accessed directly from the public park and across the cattle grid near the abbey entrance.

− The public park to the south-west of the village is an important recreational space with tree planting along its western edge enclosing the riverbank (fig 20H).

− Private gardens to traditional houses are generally to the rear of properties; but a number of front gardens such as No. 3 North Street contribute green space to the streetscape (fig 20C). 20th century properties are generally set back from the road with front gardens, many of which have low walls and hedging which reduces their impact on the traditional built environment whilst maintaining the original street line.

The following table identifies the key open spaces, trees and landscaping which contribute to the character of Cambuskenneth Conservation Area:

CAMBUSKENNETH OPEN SPACE, TREES AND LANDSCAPING The rural situation of the village and surrounding agricultural fields (fig 15 & 26). The approach to the conservation area, along the Ladysneuk Road, through flat open fields of the Carse of Stirling (fig 15). Open Space The riverside setting on the banks of the Forth is a key feature of the conservation area (fig 20A, B & D). Cambuskenneth Abbey: the surrounding green space important to its setting (fig 20B & E). Public Green Space Tree enclosed riverside park accessed from Ferry Road (fig 20B). and Woodlands Cambuskenneth public park (fig 20H). Private gardens to front and rear of houses (fig 20C), in particular important in the screening of 20th C properties. Substantial rear gardens, mature trees and planting of the properties on the south side of South Street; trees form a strong enclosure of the open space to the south (fig 20G). Private Green Space Sporadic orchard trees in private gardens and the former orchard to the rear of Ferry Orchard House extending to the northern tree lined boundary of the village (not all in the conservation area; fig 20G). Cambuskenneth Abbey and immediate curtilage (figs 18B & 20F). Hood farm setting and fields (fig 19F), including the fields to the south of the abbey (not all in the conservation area; fig 26). A large number of established trees, legacy of the village’s history as densely

planted orchards. Landmark Trees Cambuskenneth Abbey: a number of mature trees which lie along the

adjacent field walls (fig 20F). River Forth. Landscaping Features Stone walls to field enclosures (figs 20F & 26). Ironwork railings which enclose the riverside park on Ferry Road. Table 4: Cambuskenneth Conservation Area: Open Spaces, Trees and Landscaping

Cambuskenneth Conservation Area Appraisal- June 2014 30 Open Spaces, Trees and Landscaping

A B

C D

E F

G H Fig 20A: approach from the west bank of the Forth across the footbridge (not in the conservation area); B: tree lined riverside public green space accessed from Ferry Road; C: No. 3 North Street; a private front garden; D: the footbridge from Riverside with tree lined green space on both riverbanks; E: public green space in front on the abbey curtilage is important to the setting of the abbey (not in conservation area); F: adjacent