THIS REPORT RELATES COUNCIL TO ITEM ON THE AGENDA

ENVIRONMENTAL QUALITY ENVIRONMENTAL SERVICES COMMITTEE

09/11/2000 NOT EXEMPT

CARBETH CHARACTER APPRAISAL AND PROPOSED CONSERVATION AREA DESIGNATION

1 PURPOSE

1.1 This report outlines the results of a recent public consultation exercise on the Carbeth Character Appraisal report, highlights the main issues surrounding the potential designation of a conservation area at Carbeth, and recommends a way forward.

2 SUMMARY

2.1 A committee report of 12 November 1998 entitled “Carbeth Estate Huts”, recommended further investigation by the Council into the potential of designation of a conservation area at Carbeth to help protect the historic character of the area. A public meeting to discuss the issues relating to conservation area designation was held in on 22nd September 1999. Feedback from the meeting indicated general support for the preparation of a character appraisal of the Carbeth area to help establish whether conservation area designation would be appropriate and identify where the possible boundaries of a conservation area might lie. Fiona Jamieson, consultant landscape historian, was commissioned to prepare the appraisal. The appraisal report was completed in May 2000 and its key recommendation was the designation of a large conservation area at Carbeth Estate. Consultation on the appraisal report has been undertaken and a full report on the comments received is enclosed as an appendix to this report (Appendix 1).

3 RECOMMENDATION(S)

3.1 To approve the principle of the designation of a conservation area at Carbeth and to further refine the boundaries in consultation with occupiers, residents, the Estate and other interested parties.

: N:\DEMSUPP\DECISION\REPORTS\ENVIRON\eq67cm.doc 1 3.2 To follow the formal designation of a conservation area with the production of a management statement and hut specification guide, to be prepared by Stirling Council in co-operation with the landowner, residents and hutters.

3.3 To amend the appraisal report in light of inaccuracies highlighted through the consultation process and to seek means by which the report could be published.

4 CONSIDERATIONS

General

4.1 It is the responsibility of Stirling Council to determine, from time to time, which parts of it’s area are considered to be of architectural or historic interest, the character or appearance of which it would be desirable to preserve or enhance, and to designate such areas as conservation areas. Government guidance and established best practice stress the need for a proper assessment of such areas by means of a ‘Character Appraisal’ to determine their merit for conservation area status and for public consultation to be undertaken prior to any designation. This process has been followed in the consideration of the Carbeth area for potential conservation area designation.

The Character Appraisal

4.2 The Carbeth character appraisal report which has been produced, clearly identifies Carbeth as being an area which merits conservation area designation. The report states that the Carbeth huts are unique in in terms of the social history of the site and in terms of their layout, size and degree of completeness. The presence of the considerable number of huts at Carbeth (160), spread throughout the designed landscape of the Carbeth Estate, is viewed as not only unique in Scotland but also significant in European terms. The findings of the report are that the policies of the Carbeth Estate, the huts and other estate buildings are inextricably linked and that the estate as a whole is of cultural significance. As such, the report recommends the designation of a large conservation area covering all of the Carbeth Estate.

Options

4.3 Consideration has been given to other options, including designation of smaller conservation areas which would concentrate on specific areas of huts, and the option of not designating any conservation area, but simply allowing the area to continue as at present.

Small “Islands” of Conservation Area

4.3.1 There are groups of huts dispersed over the outlying policies around Carbeth Guthrie House but no particular group has a special value in itself, over and above the other areas of huts,

: N:\DEMSUPP\DECISION\REPORTS\ENVIRON\eq67cm.doc 2 which would justify it to be singled out for conservation area designation. The appraisal report highlights that it is the overall uniqueness of the whole area in terms of social history and the scale of the hutting in the Carbeth Estate which makes the area special. There is no sensible justification for the selection of only one area of huts. Similarly, it would be unrealistic to omit particular properties from the proposed conservation area by drawing the boundary line around them, particularly where their omission would create ‘holes’ in the conservation area. Most conservation areas contain buildings, which, in themselves, are of little merit but are contained within a wider area, which as a whole is of special value. It is the nature of a conservation area designation to be particularly concerned with the special character of an area as opposed to any individual buildings.

The Status Quo

4.3.2 The character appraisal report highlighted a range of ‘negative factors’ at Carbeth. These were factors which were considered to have a negative effect of the important character of the area, and included issues such as the inappropriate design of new huts, demolition of huts, and landscape decay and change. Conservation area status would bring some degree of control over these issues which is not possible at present. Prior to the preparation of the appraisal document there was little general awareness of the important history and character of the area. This has now been recorded and recognised.

A Larger Single Conservation Area

4.3.3 While the recommendation of the Character Appraisal Report for the whole policies of the Estate is commendable, there was some concern expressed during the consultations that not all of the area should be designated, however most of the comments received have focussed on the principle of having a conservation area or not. The recommendation is to accept the principle of designating a conservation area, and should this be accepted, then a more meaningful consultation on precise boundaries will be practical. It should be stressed that the Character Appraisal makes a well justified case for the whole of the Estate policies as shown in the Plan attached to this report, and refined boundaries will require a similarly substantiated case.

Main Implications of Conservation Area Designation

4.4 The main implications of conservation area designation would be:-

(a) Conservation Area consent would be required prior to demolition of any buildings. (b) Six weeks prior notification of any tree felling, topping or lopping would be required.

: N:\DEMSUPP\DECISION\REPORTS\ENVIRON\eq67cm.doc 3 (c) Additional planning controls would be introduced. Most works to the exterior of buildings would require planning permission. (d) In the determination of applications for development, the Council is required to have special regard to the character and appearance of the area. Most applications would require to be advertised.

For the most part, these implications would have little effect on day to day life at Carbeth. There would be some increased planning control in relation to alterations and extensions to huts and houses within the area, but it is expected that this would be minimal.

Public Consultation

4.5 Copies of the appraisal report were distributed as widely as possible and several meetings were held to discuss the contents of the appraisal and its main recommendation to designate a conservation area at Carbeth. A full report on the comments received during the consultation period, with responses to objections, is attached as an appendix to this report.(Appendix 1)

In summary, the main objections to a proposed conservation area at Carbeth were that it was an unnecessary measure which would have little direct benefit and which would result in additional costs and bureaucratic control over the future development of the area. Comments in support of the designation focused on the special history and qualities of Carbeth, as illustrated in the appraisal document, and the desire to improve the area and ensure that Carbeth is conserved for future generations to enjoy.

Conservation Area Management

4.6 Should the recommendations of this report be supported, conservation area designation could be implemented relatively speedily. The designation procedure requires formal notification of the designation to be advertised in the Edinburgh Gazette and a local newspaper. A formal notification is also required to be made to the Scottish Ministers.

It is recommended that guidelines, or a menu, for new hut construction and hut alterations be drawn up to maintain and enhance the character of the huts. Within this, allowance should be made for individuality of design and embellishment of huts in keeping with the evolutionary nature of the huts so far.

To help facilitate the effective future management of the area it would be useful for a committee or trust to be established for the estate to liase on management issues relating to the conservation area. This would enable many issues to be dealt with in a self-policing manner, avoiding the need for intervention and control by the Council as planning authority in many instances. This would also provide a forum for establishing improved utilities, emergency access, refuse collection etc.

: N:\DEMSUPP\DECISION\REPORTS\ENVIRON\eq67cm.doc 4 5 POLICY IMPLICATIONS

5.1 The designation of a conservation area at Carbeth and associated management of the estate would meet development plan objectives and sustainability aims. The existing conservation area policies within the Local Plan and Structure Plan would apply. No new policy work would be required.

The hut specification guide and management statement would be produced as supplementary guidance, for the approval of a future committee.

6 CONSULTATIONS

6.1 Consultation has been carried out with all relevant parties as indicated in this report and the attached appendix. Further consultations with occupiers, residents and other interested parties will be undertaken in the context of refining boundaries, and a further report brought to Committee in due course.

6.2 It is expected that further discussion and consultation would be undertaken with the hutters, residents and landowner, on the production of a hut specification guide and management statement, and the possible establishment of a liaison group/ committee.

7 RESOURCE IMPLICATIONS

7.1 No resource implications other than use of existing staff resources within the Council.

7.2 Resources required for the publication of the document have yet to be investigated and will be met from within existing service budgets.

8 BACKGROUND PAPERS

8.1 Environmental Quality Committee Report, 12th November 1988 – “Carbeth”

8.2 Carbeth Character Appraisal, final draft report, May 2000, by Fiona Jamieson - Copies of the appraisal will be made available in the Members’ lounge.

8.3 Report of Public Consultation on the Carbeth Character Appraisal (Appendix 1). Copies of correspondence available in the Members’ lounge.

: N:\DEMSUPP\DECISION\REPORTS\ENVIRON\eq67cm.doc 5 Author(s) Name Designation Tel No/Extension

Catherine Malley Planning Officer 01786 442453

Approved by Name Designation Signature

David Martin Director of Environmental Services

Date 27 October 2000 Reference

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