STRATHPEFFER CONSERVATION AREA: CHARACTER APPRAISAL AND MANAGEMENT PLAN CONSULTATION DRAFT SGIRE GLEIDHTEACHAIS STRATHPEFFER MEASADHDRAFT CARACTAIR AGUS PLANA RIANACHD APRIL 2016 CONTENTS INTRODUCTION Location 4 What is a Conservation Area? What does Conservation Area status mean? Purpose of a Conservation Area appraisal Background to Strathpeffer Conservation Area PART 1 UNDERSTANDING STRATHPEFFER HISTORICAL DEVELOPMENT 8 TOWNSCAPE APPRAISAL 13 Topography Gateways StreetDRAFT Pattern Plot Pattern Open Space, Trees and Landscaping Views Activities and Uses ARCHITECTURAL CHARACTER 19 Archaeological Features Buildings Building Types Landmark and Key Buildings Unlisted Buildings of Note Negative Buildings/Features Buildings at Risk Building Materials Architectural Detail Boundary Walls Roads and Street Surfaces Public Art and Lighting Condition PART 2 MANAGING STRATHPEFFER 25 OVERVIEW Principle Features Designated Buildings and Areas 28 BOUNDARY Background Boundary Amendments Exclusions Additions CHALLENGES AND THREATS 31 Wider Challenges Specific Threats 2 CONTENTS OPPORTUNITIES FOR ENHANCEMENT 35 PLANNING POLICIES 39 APPENDIX 1A DESIGNATED FEATURES: LISTED BUILDINGS APPENDIX 1B DESIGNATED FEATURES: SCHEDULED MONUMENTS APPENDIX 1C DESIGNATED FEATURES: INVENTORY GARDEN & DESIGNED LANDSCAPES DRAFT INTRODUCTION Introduction a statutory duty to formulate and publish The discovery of sulphurous wells and proposals for their preservation, springs in the 19th century prompted the management and enhancement. development of a village to exploit the healing properties of waters and to cater for What does Conservation Area status mean? the demand of Victorian health tourism. Over the next century Strathpeffer grew to In a Conservation Area it is both the include numerous hotels and guest houses, buildings and the spaces between them that pump rooms and spas, villas and commercial are of architectural or historic interest. and recreational facilities, including pleasure Planning control is therefore directed at gardens. Today, the wells and springs have maintaining the integrity of the entire area fallen out of use but, by virtue of its and enhancing its special character. superlative built heritage and abundant Conservation Area status does not mean that green spaces,DRAFT Strathpeffer remains a popular new development is unacceptable, but care place to live and destination for visitors who must be taken to ensure that the new come to admire its rich Victorian heritage. development will not harm the character or appearance of the area. Location Historically, Article 4 Directions have been Strathpeffer is located in Easter Ross, c.4 used as a further way of ensuring that a miles west of Dingwall, the county town. The Conservation Area maintains its character A834 bisects the Conservation Area which and appearance. The effect of a Direction is extends across the historic core of to control minor works which, over time, Strathpeffer, encompassing its importance as could erode the character and appearance of a Victorian spa town. a Conservation Area. In February 2012 however, the Town and Country Planning What is a Conservation Area? (General Permitted Development) (Scotland) Amendment Order 2011 came in to force, Conservation Areas were first introduced by which in effect removed all householder the Civic Amenities Act 1967. The Planning Permitted Development Rights within (Listed Building and Conservation Areas) Conservation Areas. (Scotland) Act 1997 provides the current legislative framework for the designation of Conservation Area designation now Conservation Areas. automatically brings the following works under planning control: A Conservation Area is defined as “an area of special architectural or historic interest, the Demolition of buildings; character or appearance of which it is Development involving house desirable to preserve or enhance”. extensions, roof alterations, windows, All planning authorities are required to stone cleaning or painting of the determine which parts of their area merit exterior, satellite dishes, provision of Conservation Area status. hard surfaces, the erection or alteration of gates, fences and walls Highland currently has 30 Conservation and; Areas varying in character from city and town centres, rural villages and a battlefield. Additional control over ancillary To assist in the protection and enhancement buildings (such as sheds/garages) and of Conservation Areas, Highland Council has raised decking/platforms. 4 Where a development would, in the opinion would be detrimental to their character. It is of the planning authority, affect the necessary therefore for planning authorities, character or appearance of a Conservation residents and property owners to be aware Area, the application for planning permission of the key features which together create will be advertised in the local press providing the area’s special character and appearance. an opportunity for public comment. Views expressed are taken into account by the planning authority when making a decision The purpose of this Conservation Area on the application. Appraisal is to define and evaluate the character and appearance of the study area; identify its important characteristics and Trees, in recognition of their contribution to ensure that there is a full understanding of the character and appearance of a what is worthy of preservation. The area’s Conservation Area, are also subject to special features and changing needs will be additionalDRAFT controls. It is a requirement that assessed through a process which includes 6 weeks notice is given to the Council for any researching its historical development, works (including lopping and felling) to any carrying out a detailed townscape analysis tree within the Conservation Area. and preparing a character assessment. It will Exemptions apply, as explained under also identify opportunities and priorities for Section 74 of Planning Circulation 1 2011 enhancement. Tree Preservation Orders. The appraisal provides an opportunity to Highland Council will, in due course, publish reassess current boundaries, to make certain a Conservation Area Guide which sets out that they accurately reflect what is of special generic policies and guidance for interest and ensure that they are logically development within Conservation Areas; this drawn. appraisal and management plan should be read in conjunction with this guide. This document will also provide a framework for the controlled and positive management Local residents and property owners also of change in the proposed Conservation Area have a major role to play in protecting and and form a basis on which planning decisions enhancing the character and appearance of in the area are made. It identifies the Conservation Area by ensuring that opportunities and priorities for properties are regularly maintained and enhancement and sets out the policy original features retained. framework for the determination of development proposals. This appraisal should however be regarded as Purpose of a Conservation Area Appraisal supplementary to the policies set out in Conservation Area designation should be Highland Wide Local Development Plan. regarded as the first positive step towards an area’s protection and enhancement. It is recognised that the successful management of Conservation Areas can only Planning authorities and the Scottish be achieved with the support and input from Government are required by law to protect stakeholders, and in particular local Conservation Areas from development which residents and property owners. Background to the Strathpeffer Conservation Area Strathpeffer Conservation Area encompasses the Victorian Spa Town, including the Spa Pavilion Gardens. It was designated as a Conservation Area in 1974. There are no Article 4 directions in force and prior to this assessment no Conservation Area appraisal or management plan had been produced. Strathpeffer Conservation Area incorporates over 200 buildings, of which 26 are listed buildings, one scheduled monument and one InventoryDRAFT garden and designed landscape. The Conservation Area has a small population and is home to a number of small business, ranging from a bicycle shop and a coach company, to the hospitality industries. Tourism is, however, the principle economic driver for the village and a number of dedicated facilities exist to cater for this demand. 6 PART 1 DRAFTUNDERSTANDING STRATHPEFFER HISTORICAL DEVELOPMENT Early History suggested to the Board of Commissioners for The wider area around Strathpeffer has a the Forteited Estates the value in building a house nearby to attract visitors, although no rich prehistoric past, most notably evidenced by the Iron Age vitrified hill fort at action was taken for over 40 years. Knockfarrel which is visible from various locations within the village. Elsewhere, to 19th Century the north, well preserved prehistoric settlement and burial remains are known at the Heights and Strath Sgitheach beyond, with a crannog—the largest recorded in Ross -shire—locatedDRAFT in Loch Kinellan to the west. Pictish activity is represented with the early Pictish symbol stone Clach an Tiompain, or the Eagle Stone. The area’s Norse heritage survives in the area’s placenames, for example Dingwall Map 1: Roy’s Military Survey 1755 (from Old Norse ’Thing-vollr’ meaning place of the court of justice) and Ulladale. At the beginning of the 19th century the sulphurous springs began to reach the attention of wider society. In 1819 the first 18th Century wooden