DRAFT ARBROATH ABBEY TO HARBOUR CONSERVATION AREA ANALYSIS AND DESIGN GUIDE DRAFT CONSULTATION COPY DRAFT 2 DRAFT PREFACE The Infrastructure Services Committee, at their meeting of 22 November 2011, agreed the Arbroath Abbey to Harbour Conservation Area Analysis and Design Guide for public consultation. This included an amendment to the original conservation area boundary. This document will provide supplementary planning guidance for development within the conservation area. This document was produced in-conjunction with students of the MSc European Urban Conservation course run by Dundee University. The students undertook research work and produced their own review of the conservation area as part of their coursework. Thanks is given to those 2010/11 students who contributed and to Neil Grieve, who was the Programme Director for the course. For further information or assistance please contact: Planning Officer (Conservation) Tel: 01307 473265 Fax: 01307 461895 Email: [email protected] Images and mapping copyright of Angus Council unless otherwise specified. 3 DRAFT 4 DRAFT CONTENTS CHAPTER 1: INTRODUCTION 5.9 Focal Points, Views and Vistas 5.10 Negative Factors 1.1. Conservation Areas 1.2. Purpose of the Guidance CHAPTER 6: FIT O’ THE TOON 1.3. Reason for Designation CHARACTER AREA 1.4. Objectives of the Guidance 1.5. Location and Setting 6.1. Origins and Development 1.6. Historical Arbroath 6.2. Street Pattern 1.7 Arbroath Street Layout & Development 6.3. Scale 1.8. Conservation Area Boundary 6.4. Building Typology 6.5. Materials CHAPTER 2: TOWNSCAPE ANALYSIS 6.6. Public Realm 6.7. Trees and Open Space 2.1. Overview 6.8. Buildings of Townscape Merit 2.2. Buildings at Risk 6.9 Focal Points, Views and Vistas 2.3 Scheduled Ancient Monuments 6.10 Negative Factors 2.4 Archaeology CHAPTER 7: DESIGN GUIDANCE CHAPTER 3: ABBEY CHARACTER AREA 7.1. Proportion 7.2. Scale 3.1. Origins and Development 7.3. Building Line 3.2. Street Pattern 7.4. Materials 3.3. Scale 7.5. Colour 3.4. Building Typology 7.6. Roof Design 3.5. Materials 7.7. Rainwater Goods 3.6. Public Realm 7.8. Chimneys 3.7. Trees and Open Space 7.9. Windows 3.8. Buildings of Townscape Merit 7.10. Doors 3.9 Focal Points, Views and Vistas 7.11. Gardens, Open Spaces and Trees 3.10 Negative Factors 7.12. Walls, Railings and Other Forms of Enclosure CHAPTER 4: HIGH STREET 7.13. Roads and Pavements 7.14. Street Furniture CHARACTER AREA 7.15. Listed Buildings 7.16. Ancillary Developments 4.1. Origins and Development 7.17. Micro Renewable Energy Equipment 4.2. Street Pattern 7.18. Shops and Commercial Frontages 4.3. Scale 7.19. Advertisements 4.4. Building Typology 7.20. Safeguarding Views 4.5. Materials 4.6. Public Realm 4.7. Trees and Open Space CHAPTER 8: CONSERVATION 4.8. Buildings of Townscape Merit STRATEGY 4.9 Focal Points, Views and Vistas 4.10 Negative Factors 8.1 Planning Policy 8.2 Opportunities for Development and CHAPTER 5: HARBOUR CHARACTER Enhancement AREA 8.3 Opportunities for Planning Action • Conservation Area Boundary 5.1. Origins and Development • Effects of Permitted Development 5.2. Street Pattern • Article 4 Direction 5.3. Scale • Advertisements 5.4. Building Typology • Urgent Works, Building Repair and 5.5. Materials Amenity Notices 5.6. Public Realm • Tree Preservation Orders 5.7. Trees and Open Space 8.4. Monitoring and Review 5.8. Buildings of Townscape Merit 5 DRAFT CHAPTER 9: CONCLUSION Figure 28. 167-169 High Street Figure 29. Erskine Church Figure 30. Red Phone Box APPENDICES Figure 31. Old Parish Church Figure 32. The Old Corn Exchange Appendix 1 Arbroath’s Conservation Figure 33. The Royal Hotel Areas Figure 34. Royal Hotel Windows Appendix 2 Chronology of Arbroath Figure 35. 77-84 High Street Appendix 3 Abbey to Harbour Figure 36. Modern Infill Development Conservation Area Figure 37. Vegetation Growth Appendix 4 Abbey to Harbour Figure 38. Poorly Maintained Rainwater Conservation Area Townscape Goods Analysis Figure 39.Harbour Character Area Map Appendix 5 Abbey to Harbour Figure 40. Inner Harbour Area Conservation Area Character Figure 41. Ladybridge Street Areas Figure 42. The Shore in the Mid 1900’s Appendix 6 Areas of Archaeological Figure 43. Traditional Floorscape Interest Figure 44. Fit o’ the Toon Character Area Appendix 7 John Wood’s Town Plan 1822 Figure 45. Varied Design Yet Similar Scale Appendix 8 Listed Buildings and Grain Appendix 9 Arbroath Townscape Heritage Initiative Appendix 10 Building Use Appendix 11 Building Condition Appendix 12 Building Condition Overview Appendix 13 Building Heights FIGURES Figure 1. Location of Arbroath Figure 2. Postcard of Arbroath dated 1907 Figure 3. 12-14 West Newgate Figure 4. 3 Lordbun Figure 5. Workshop at Abbey Path/Street Figure 6. 155 High Street Figure 7. Arbroath Abbey Figure 8. Abbey Character Area Map Figure 9. Dense Linear Street Pattern Figure 10. Materials in Guthrie Port Figure 11. Open Space in front of The Abbey and New Visitor Centre Figure 12. The Round “O” Figure 13. High Street Character Area Map Figure 14. Looking South down the High Street Figure 15. Pedestrianised Area Figure 16. Grid Iron Street Pattern Figure 17. Looking North to Kirk Square Figure 18. Chamfered Corner Figure 19. Corner Window Figure 20. Symmetrical Shopfront Figure 21. Original Cast Iron Shopfront Figure 22. Burgundy Lamp Post Figure 23. Bollards Figure 24. Public Seating Figure 25. New Lighting Figure 26. Old Lighting Figure 27. Various Examples of Paving Surface 6 DRAFT CHAPTER 1 INTRODUCTION The purpose of this document is to design standards are appropriate it is identify the character and appearance necessary to analyse all designs of the Arbroath Abbey to Harbour against their effect on the character or conservation area and provide design appearance of the conservation area. guidance. This information will be Whilst design guidance is helpful it can used to manage change in the sometimes be too prescriptive thus conservation area so as to ensure its stifling innovation. Nevertheless, there preservation or enhancement. The are key aspects of the character and townscape analysis in this document, appearance of the conservation area together with Angus Council’s that are so important they need to be Development Plan and Advice Notes stated as parameters for designers to that relate to development in work within. conservation areas, will inform the assessment of development proposals This document provides the and other changes against the impact opportunity to inform residents about upon character and/or appearance as the special needs and characteristics required under section 64(1) of the of the area and help developers Planning (Listed Buildings and identify and formulate development Conservation Areas) (Scotland) Act proposals. If a conservation area’s 1997. special interest has been clearly defined and published in an appraisal The basis for properly discharging the or other similar format then this statutory duties imposed upon definition can be used to guide the planning authorities, is the form and content of new development. requirements of the Planning (Listed Buildings and Conservation Areas) 1.1 Conservation Areas (Scotland) Act 1997 (“the 1997 Act”). The application of the principles laid There are over 600 conservation areas out in the 1997 Act is a legal in Scotland, which are usually areas requirement. The proper consideration within a village, town or city and can of developments and alterations in contain – other than buildings – open conservation areas is informed by spaces, designed gardens and analysing the character and landscapes and historic patterns. appearance of the area and by These elements create the character applying policies and guidance of an area and any new development prepared by both local and central should be carefully assessed to government. These are referred to in ensure that it will also enhance this this document. The same duty of care character through good design and is incumbent upon the Scottish use of appropriate materials. Ministers when determining planning Conservation areas are living appeals. environments that will continue to adapt and develop. Designating a There are measures that planning conservation area should not be seen authorities can apply to deal with as prohibiting change but as a means threats to the character or appearance to carefully manage change to ensure of conservation areas such as the use the character and appearance of these of statutory powers to rescue buildings areas are safeguarded and enhanced at risk from dereliction or lack of for the enjoyment and benefit of future maintenance. generations. Appropriate design standards are The public are consulted on any required in conservation areas under proposals to designate conservation the terms of section 64(1) of the 1997 areas or change their boundaries. Act. In order to assess whether these Once designated, local planning 7 DRAFT authorities are obliged to manage development of Arbroath with its conservation areas, for example connections to the sea and through: development of a substantial harbour area. • Assessing the character of the area and possible enhancement The Abbey to Harbour Conservation schemes through tools such as a Area continues to be a mix of Conservation Area Appraisal or townscape which captures an Management Plan important part of Angus history. • Using appropriate controls over 1.4 Objectives of the Guidance demolition and development The guidance comprising the • Making available professional character analysis and specific design advice and grants, where guidance will; appropriate, for repair and restoration • Provide background information regarding the historical • Interpretation schemes development of the core area of Arbroath. 1.2 Purpose of the Guidance • Provide specific design guidance This document is a management tool which will aid the assessment of which helps to identify the special development proposals within, or interest and changing needs of an affecting the character and/or area.