STRATHBUNGO conservationareaappraisal CONTENTS INTRODUCTION 2 Location 2 Definition of a Conservation Area 2 What Does Conservation Area Status Mean? 2 Purpose of a Conservation Area Appraisal 3 Designation 3 HISTORICAL DEVELOPMENT 4 Early History 4 19th Century 4 20th Century 5 TOWNSCAPE APPRAISAL 6 Topography 6 Gateways 6 1 Conservation Area Boundaries and Edges 6 Street Pattern 6 Plot Pattern 6 Open Space 7 Circulation/Permeability 8 Views 8 Activities/Uses 9 Architectural Character 9 Building Materials 10 Condition 10 Townscape Detail 11 Landscape and Trees 11 CHARACTER ASSESSMENT 12 Introduction 12 Key Features 12 Key Challenges 13 Positive Buildings and Areas 14 Negative/Neutral Buildings and Areas 14 BOUNDARY 15 PRESERVATION AND ENHANCEMENT 16 Introduction 16 2 Opportunities for Preservation and Enhancement 16 Grants 18 Area Initiatives 18 ARTICLE 4 DIRECTIONS 19 CITY PLAN 20 Context 20 Part One, Development Strategy 20 Part Two, Development Policies and Design Guidance 20 Policies 20 1. Chimney detail ‘Moray Place’ 2. Architectural detail ‘Moray Place’ BIBLIOGRAPHY /REFERENCES 24 DRS/2006/1 STRATHBUNGO conservationareaappraisal F O T H E R I N G A Y R O A D NITHSDALE ROAD DARNLEY ROAD D A MORAY PLACE O R S W A H REGENT PARK SQUARE S K O L L O P QUEENS SQUARE MARYWOOD SQUARE NIDDRIE ROAD VENNARD GARDENS THORNCLIFFE GARDENS QUEENS DRIVE BALVICAR STREET T I T W O O D R O A D 1 © Crown copyright, all rights reserved GCC, 100023379 2006 INTRODUCTION Location Act to determine which parts of their area designation automatically brings the following merit conservation area status. Glasgow works under planning control: Strathbungo Conservation Area is based on currently has 21 conservation areas varying a 19th Century suburban settlement, lying in character from the city centre and Victorian n Demolition of buildings some 1½miles south of the city centre. It sits residential suburbs to a rural village and between the Glasgow – Barrhead railway line former country estate. n Removal of, or work to, trees to the northwest and Pollokshaws Road to the southeast. What Does Conservation Area Status n Development involving small house Mean? extensions, roof alterations, stone Definition of a Conservation Area cleaning or painting of the exterior, In a conservation area it is both the buildings provision of hard surfaces, and Conservation areas were first introduced and the spaces between them that are of by the Civic Amenities Act 1967. The architectural or historic interest. Planning n Additional control over satellite dishes Planning (Listed Buildings and Conservation control is therefore directed at maintaining Area)(Scotland) Act 1997 provides the current the integrity of the entire area and enhancing Where a development would, in the opinion legislative framework for the designation of its special character. Conservation area of the planning authority, affect the character conservation areas. status does not mean that new development or appearance of a conservation area, the is unacceptable, but care must be taken to application for planning permission will A conservation area is defined in the Act as ensure that the new development will not be advertised in the local press providing “an area of special architectural or historic harm the character or appearance of the an opportunity for public comment. Views interest, the character or appearance of area. expressed are taken into account by the local which it is desirable to preserve or enhance”. planning authority when making a decision All planning authorities are required by the Under current legislation, conservation area on the application. 2/DRS/2006 STRATHBUNGO conservationareaappraisal 2 3 In order to protect the conservation areas, needs through a process which includes Designation designation also requires the City Council researching its historical development, to formulate and publish proposals for their carrying out a detailed townscape analysis Strathbungo Conservation Area was preservation and enhancement. and preparing a character assessment. designated on 10 July 1973 by Glasgow Corporation and subsequently extended Purpose of a Conservation Area This information informs consideration on 24 August 1978 by Glasgow District Appraisal of conservation area boundaries as well Council. as providing a context for the assessment Conservation area designation should be of development proposals within the area. regarded as the first positive step towards It identifies opportunities and priorities an area’s protection and enhancement. for enhancement, and sets out the policy framework for the determination of Planning authorities and the Scottish development proposals. This appraisal Executive are required by law to protect should however be regarded as conservation areas from development which supplementary to the policies set out in the would be detrimental to their character. It is Glasgow City Plan (adopted August 2003). necessary therefore for planning authorities, residents and property owners to be aware It is recognised that the successful of the key features which together create the management of conservation areas can only area’s special character and appearance. be achieved with the support and input from stakeholders, and in particular local residents The purpose of this conservation area and property owners. Following consultation appraisal is to define what is important about at the Draft Appraisal stage comments and its character and appearance; to identify its suggestions received have been considered important characteristics. It is also a vital and included as appropriate. tool to enable the active management of the 1. Extent of Strathbungo Conservation Area Strathbungo Conservation Area. It identifies 2. Moray Place the area’s special features and changing 3. Architectural detail ‘Moray Place’ DRS/2006/3 STRATHBUNGO conservationareaappraisal HISTORICAL DEVELOPMENT Early History Early maps indicate the emergence of ‘Marchtown’, now called Strathbungo, in the early 18th-Century. The area had been feued out from the lands of Titwood owned by Sir John Maxwell of Nether Pollok. The original village sat at the intersection of Pollokshaws Road and another artery which ran from east to west approximately on the alignment of Allison Street/Nithsdale Street. The southwest quarter was named South Cameron and the northern part North Cameron. Based mainly on crofting and mining, the village was named Marchtown in recognition of its position between the boundaries or ‘Marches’ of the counties of Lanark and Renfrew. Present day “March Street“ recalls this early phase of development. By the end of the 18th Century, weaving had become the main occupation of the 35 families living in the village at that time. 1 © and data base right. Crown copyright and Landmark Information Group Ltd.(All rights reserved 2006) 19th Century By 1850 other trades and crafts had replaced mining and buildings of two storeys known as ‘lands’ were being constructed to house cartwrights, cabinetmakers, grocers, gardeners and blacksmiths. In 1859, 1-10 Moray Place was built as the forerunner of Regents Park - the urban village planned by Alexander’Greek’ Thomson. In the following two decades, the bulk of the suburb emerged as long lines of Georgian- style terraces, known as ‘squares’ with entrances off Pollokshaws Road. Tenements to Pollokshaws Road were also constructed as part of the same scheme. The private estate was linked to the city by the Glasgow, Barrhead and Kilmarnock Joint Railway with the opening of Strathbungo station in 1877. 2 © and data base right. Crown copyright and Landmark Information Group Ltd.(All rights reserved 2006) 4/DRS/2006 STRATHBUNGO conservationareaappraisal The radial network of roads to the northeast of the Conservation Area emerged later in the 19th Century. At that time, tenements and shops were constructed along Nithsdale Drive, Nithsdale Street and Nithsdale Road including the distinctive curved form of Salisbury Quadrant which was designed by Thomson’s office. The tenements and shops around Nithsdale Road, some also designed by Thomson’s office, were developed in the 1870’s. 20th Century In the period from 1930–50, the popularity and prestige of Strathbungo suffered a decline and, as a result, property values were depressed. This continued to a degree into the early 1970’s when the problems of excessive subdivision and accompanying parking and traffic problems led to a tendency 3 © and data base right. Crown copyright and Landmark Information Group Ltd.(All rights reserved 2006) for short-term residency with associated maintenance problems. The designation of the Conservation Area in 1973 and the cancellation of a planned motorway link which previously blighted the area, helped rejuvenate the oldest properties recreating the upmarket residential area of the original concept. Today, Strathbungo is a burgeoning community with a 10.4% increase in its Ward population since 1991. Survey results from 1998 indicate a total of 582 households within the boundaries of the Conservation Area which resulted in a total population of 1377 persons. 1. Historical map circa 1860 2. Historical map circa 1895 3. Historical map circa 1912 © and data base right. Crown copyright and Landmark Information Group Ltd.(All rights reserved 2006) 4 © and data base right. Crown copyright and Landmark Information Group Ltd.(All rights reserved 2006) 4. Historical map circa 1933 DRS/2006/5 STRATHBUNGO conservationareaappraisal where the tenements on the northwest side of the street provide a strong edge to the terraced development. The tenements on the southeast side of Pollokshaws Road lie within the Crosshill Conservation Area. The southwest boundary is defined by building age and style. It includes tenements and terraces which appear on the 1895 map, but excludes all later development to the south west. Building age and style also defines the north eastern boundary. Street Pattern The Conservation Area consists of two distinct areas. The 19th Century suburb is set out in a regular grid of long terraces known as ‘squares’ running in a northwest to southeast direction. Narrow front streets and even narrower rear 1 lanes are interwoven into the grid to create an intimate scale.