THIS REPORT RELATES STIRLING COUNCIL TO ITEM ON THE AGENDA ENVIRONMENTAL QUALITY COMMITTEE ENVIRONMENTAL SERVICES 12 November 1998 NOT EXEMPT CARBETH ESTATE HUTS 1 PURPOSE 1.1 To agree that this area warrants consideration for potential conservation area designation. 2 SUMMARY 2.1 Carbeth Estate contains a notable collection of huts which have been developed since early this century. These huts are of a unique historic character and may warrant conservation area designation. Conservation area designation will only be fully effective if there is agreement on the long term management of the area. Public consultation on the designation of a conservation area is proposed. 3 RECOMMENDATION(S) 3.1 That the Carbeth Estate in part or in whole may warrant conservation area designation. 3.2 That a consultation exercise on the designation of a conservation area is undertaken. 4 CONSIDERATIONS Description 4.1 Carbeth Estate lies to the south-west of the Council area between the Stockmuir and Cult Brae Roads some 2 miles west of Strathblane and 1 mile north of Mugdock Country Park. The whole Estate is approximately 140 hectares (approximately 340 acres) and contains a 70 hectare Farm, 6 hectares of Loch and a small forest 4 hectares. The remainder to the Estate are policies, houses and gardens and the huts. History -2- 4.2 After the First World War, the Estate allowed the building of huts and camping and this grew to approximately 50 huts by 1935, 200 by 1941, a maximum of 247 in the Fifties; camping ceased in 1930. The huts have never been permanent housing, although during the Second World War, especially during the Clydebank Blitz, there would have been fairly permanent accommodation. Since reaching a peak, there has been some reduction in the number of huts together with some refurbishment, and a degree of improvement. A number of the huts are however somewhat dilapidated. Mains water was brought to the Estate in 1962, but there is no mains sewerage and no substantial sewage disposal; chemical toilets are the norm. Planning Policy 4.3 The Estate is within Green Belt where there is a general presumption against new development, however the existing huts have an established use as holiday accommodation. Planning permission has been granted for some replacement huts and others have been modified and extended. This would generally accord with policy, especially when there is visual and environmental improvement. There has been considerable public controversy between the Estate owners’ and tenants’ differing views as to the future of the huts; the ownership and tenancy issues are not a planning policy consideration, but the future physical form of the Estate and huts are. Environmental and Amenity Consideration 4.4 The Estate is crossed by Rights of Way, including the West Highland Way long distance footpath, and there appears to be public access to the huts for visitors etc. The interior of the Estate is therefore open to greater access than most and its rural nature, with rolling hills, natural and planted woodlands and loch is attractive, In some areas the huts integrate very well with the landscape, especially where there is a wooded backdrop. The huts are of a variety of styles and repair, but are essentially wooden with felted roofs with low ridge heights. Some have unique personal embellishments reflecting the tenants pride in their property, others are derelict. The charm of the huts is in their variety and individual nature, none are identical. Conserving the Area 4.5 The huts, believed to be the largest remaining concentration in Scotland, are undoubtedly of historic interest. The character of the Estate with the huts is unique. The huts are of a temporary and evolving type of building which would preclude meaningful listing as of historical or architectural interest. The tenants have suggested that the buildings be listed and Historic Scotland have been advised that this would be impractical and are believed not to be pursuing listing. An alternative method of protecting this unique area would be to designate it as a Conservation Area. This would give protection to the woodland, trees and buildings however due to the small size of the huts additional powers from the Secretary of State to protect from demolition would be required. The practical conservation of the Estate would require the whole Estate to be economically viable, as the protection of buildings in isolation from their surroundings would be ineffectual. Conservation Area Designation -3- 4.6 The power to designate a conservation area lies with the Council, and best practice and advice is that this should be done where there is community understanding and support following consultation. Designation should be supported by a “character appraisal” justifying the designation and providing a form of “management plan”. For a conservation area such as the Carbeth huts, which is a mix of Private Estate and tenanted holiday accommodation, a management plan is an essential requisite and partnership or agreement by all interested parties must be established. Such a management plan would address several issues including the building specification for maintenance improvements and alterations, tracks and services, and possibly estates management and factoring. Consultation and agreement with landowners and tenants will be essential before any plan or designation could be considered. Practical Progress 4.7 Currently there would appear to be an impasse to reaching agreement on the future of the Estate and the huts as the Owner and some tenants are in dispute, involving the Courts. The Council’s role as Planning Authority is to ensure that the physical aspects of the area are managed in accordance with policy. These policies relate to the duty to preserve or enhance these areas which are of special architectural or historic interest and to designate these as conservation areas, and to preserving and enhancing the Green Belt. Carbeth Estate does provide a recreation area in the Green Belt and the huts are of historic, and unique “architectural” interest. The area is therefore worthy of conservation area designation. 4.8 The dispute between the owner and tenants is not a planning consideration, however without agreement conservation area designation would be ineffectual. The Estate has little development potential due to lying within the Green Belt. A consultation exercise based on conservation area designation, including the long term management of the area to protect and enhance its character, would allow the practicalities to be explored. 5 POLICY IMPLICATIONS 5.1 The designation of a conservation area and associated management of the Estate would meet development plan objectives and sustainability aims. 6 CONSULTATIONS 6.1 Informal discussions have taken place with Historic Scotland. 7 RESOURCE IMPLICATIONS 7.1 It is unlikely that the Council would resource a management plan and the only revenue cost would be staff time. -4- 8 BACKGROUND PAPERS 8.1 None. -5- Author(s) Name Designation Tel No/Extension Mick Stewart Head of Planning & Ext 2958 Environmental Strategy Approved by Name Designation Signature David Martin Director of Environmental Services Date 30 October 1998 Reference EQ089MS.DOC.