PUBLIC Moffat Conservation Area Character Appraisal and Management Plan Moffat Conservation Area Character Appraisal DGC Amended Draft: September 2019 Groves-Raines Architects Ltd. PUBLIC PUBLIC CONTENTS FOREWORD 1. INTRODUCTION 3. TOWNSCAPE APPRAISAL MANAGEMENT Background 1 Topography 19 5. OPPORTUNITIES FOR ENHANCEMENT Location 1 Approaches and Gateways 20 Boundary Refinement 68 Designation 1 Street Pattern 21 Proposed Amendments to 69 Conservation Area Boundary What Is a Conservation Area? 2 Plot Pattern 22 MAP OF PROPOSED REVISED 72 BOUNDARY What Does Conservation Area 2 Open Spaces 23 Opportunities for Enhancement 73 Status Mean? Planning Controls in a 3 Views and Landmarks 25 Managing the Character Zones 75 Conservation Area Character Appraisal and 4 Activities and Uses 27 Information and Advice 76 Management Plan Policy Context and Purpose 4 Architectural Character 28 Article 4 Directions 77 National Planning Policy 4 Key Buildings 31 Planning Enforcement 77 Historic Environment Policy for 5 Architectural and Artistic Lighting 78 Scotland Local Planning Policy 5 Building Materials 43 Grants 78 Moffat Conservation Area 6 Townscape Detail 45 Local Development Plan 79 Purpose of Moffat Conservation 6 Permeability and movement 48 6. BIBLIOGRAPHY 80 Area Character Appraisal and Management Plan Gap Sites, Vacant and 49 APPENDIX I Unoccupied Buildings APPRAISAL Condition 51 High Street Elevations Public Art & Lighting 53 APPENDIX II 2. HISTORICAL DEVELOPMENT Public Realm 56 Statutory and other Powers for Management of Conservation Areas Regional Context 8 Trees and Landscape 58 APPENDIX III Archaeological Interest 9 Listed Buildings in Moffat Early History 10 4. CHARACTER ASSESSMENT 17th Century 12 18th Century 12 Assessment of buildings 60 19th Century 15 Character Zones 62 20th Century - Present 17 Key Features 66 Local Development Plan 18 Key Challenges 67 PUBLIC PUBLIC Academy Road PUBLIC PUBLIC Conservation Area Character Appraisal MOFFAT ‘’In the year of 1633 Moffat was destined, by the ingenuity of Miss Whitefurde, to be ever afterwards recognised as a place for the invalid, an hospital constructed by the hand of Nature for the sick-stricken man, which Home has pictured in the following lines, illustrative of its then inauspicious surroundings, and the change which has taken place since he penned them, as the surroundings of Moffat’s sulphurous spring are in every respect worthy of the locality – No grace did nature here bestow, But wise was nature’s aim; She bade the healing waters flow, And straight the graces came.’’ (Turnbull 1871, p32) PUBLIC PUBLIC Conservation Area Character Appraisal MOFFAT FOREWORD View looking up towards Hartfell Spa from Old Edinburgh Road In recognition of the quality of the historic townscape and as part of initiatives aimed at supporting funding applications for enhancement and improvement, including an application to Historic Environment Scotland for funding under the Conservation Area Regeneration Scheme (CARS) programme, Moffat and District Community Council (MDCC) appointed Groves-Raines Architects Ltd. to prepare a Conservation Area Character Appraisal (CACA) for Moffat. Acknowledgments Acknowledgments We would like to acknowledge the advice and input received from the following individuals and organisations: Niamh Elliott, local artist and historian; The Earl of Annandale and Hartfell; Dumfries & Galloway Council; Historic Environment Scotland PUBLIC PUBLIC Conservation Area Character Appraisal MOFFAT 1. INTRODUCTION Map of Moffat, showing current conservation area boundary Background Council Region. The town lies Dumfriesshire Council. In 1975 local approximately 1 mile from the A74(M), government boundaries changed, with This is a combined document, being both the main route between Scotland and three adjacent county authorities an appraisal of Moffat Conservation Area England, and is set in open countryside becoming Dumfries and Galloway and a management plan. It has been in the Moffat Hills. The population of the Council. The designation remained but prepared in accordance with the town is approximately 2,500 as at the the conservation area boundary was guidelines set out in the Scottish last census, with a further 1,500 located modified on 14th February 1977. Government’s Planning Advice Note 71, within the rural hinterland of the town, Conservation Area Management: and has increased over recent years, During the course of this appraisal the Planning Advice (PAN 71). accelerated by new housing character of immediately adjoining areas development. The main local industries was also considered and as a result Location are tourism, agriculture and forestry. there are boundary changes proposed which form part of the consultation and Moffat is located in the district of Designation re-consultation on the whole document. Annandale in the Scottish Borders, around 21 miles north of Dumfries and Moffat Conservation Area was first within the Dumfries and Galloway designated on 8th April 1970 by Page | 1 PUBLIC PUBLIC Conservation Area Character Appraisal MOFFAT Historic image of Moffat High Street What is a Conservation Area? rural villages. Conservation area status does not mean that new development is unacceptable, Conservation Areas were first introduced Character is defined by the age, design but care must be taken with the design to in the UK in 1967 and the Planning and layout of buildings and streets in the ensure that new development will (Listed Buildings and Conservation area as well as geology and local preserve or enhance, rather than harm, Areas) (Scotland) Act 1997 provides the industry and economy. How the area has the character or appearance of the area. current legislative framework for their developed historically is also a key Design for new development should designation. Section 61 of the Act factor. therefore be accompanied by defines a conservation area as: information which demonstrates how it What Does Conservation Area Status will preserve and/or enhance the ‘‘an area of special architectural or mean? conservation area by referring carefully historic interest, the character or to character and context. appearance of which it is desirable In a conservation area it is both the to preserve or enhance.’’ buildings and the spaces between them that are of architectural or historic interest. Planning controls and All planning authorities are required by management are therefore directed at this Act to determine which parts of their maintaining the elements which make up area merit conservation area status. the integrity and character of the entire Dumfries and Galloway currently has 36 area and towards enhancing the designated conservation areas varying recognised special character. in character from coastal towns to inland Page | 2 PUBLIC PUBLIC Conservation Area Character Appraisal MOFFAT Planning Controls in a Conservation small house extensions; roof alterations, Attachments such as satellite dishes Area including dormers and roof windows; have more restrictive controls in changes to chimneys; stone cleaning; conservation areas where they have the Current legislation requires that painting of elevations; rendering or other potential to impact negatively on its permission is sought for the following forms of cladding; provision of hard character. In most cases Planning works within a conservation area: surfaces; or changing windows and Permission will be needed. doors. Demolition of a complete building or the New buildings proposed within a majority of a building in a conservation Development management decisions will conservation area need Planning area as a general rule requires consider the impact of the proposals on Permission. The design and choice of Conservation Area Consent or planning the appearance of the property, the material should take account of the site and permission. There are some exceptions. effect on its neighbours and the effect on the character of surrounding buildings and There is a general presumption against the character of the whole of the spaces. approving the loss of buildings through Conservation Area. Sometimes demolition where the building contributes alternative designs may be requested Pre-application advice may be sought in to the nearby or wider character of the which would not have a detrimental advance of finalising or submitting any Conservation Area. The decision may impact on character but may achieve a proposals and the links to the guidance and also depend on the intended use of the similar outcome. forms are found on the following web page: land afterwards. Where an application for Trees in conservation areas have consent to demolish is submitted, there special protection. Proposals to take https://www.dumgal.gov.uk/article/15327/P may be a requirement to provide designs branches off or fell a tree or carry out lanning-advice-and-enquiries for any new buildings or other structures works which affect its roots need to be proposed on the site. Conservation Area notified to the Council, giving sufficient The Scottish Government has produced Consent applications are made online time for the impact of the proposal on the guidance on Householder Permitted through Dumfries and Galloway tree to be properly considered in the Development Rights Council’s website. context of its contribution to the character https://www.gov.scot/publications/guidanc of the conservation area. Sometimes a Alterations or additions to buildings e-householder-permitted-development- tree or group of trees will be considered require Planning Permission