CONTEXT AND JUSTIFICATION
Glasgow has a rich architectural heritage. This is not only reflected in the quality of listed buildings and areas of outstanding character but in the grouping of buildings and the quality of spaces between them. Together, they contribute significantly towards creating a positive image for Glasgow.
Glasgow has 19 conservation areas, mainly in the western and southern districts of the inner urban area. These areas are protected and subject to strict planning controls (see Environmental Policy Designations maps). In addition, the Council proposes to designate three new conservation areas - Broomhill, Hazelwood and Parkhead Cross.
EXISTING CONSERVATION AREAS:
Carmunnock |
Millbrae West |
Snuff Mill |
Central |
Newlands |
Strathbungo |
Crosshill |
Park |
St Vincent Crescent |
Dennistoun |
Pollok Park |
Victoria Park |
Dumbreck |
Pollokshields |
Walmer Crescent |
East Pollokshields |
Scotstoun |
Woodlands |
Glasgow West |
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The Stirling Charter, Conserving Scotland’s Built Heritage, the Memorandum of Guidance on Listed Buildings and Conservation Areas (1998), produced by Historic Scotland and National Planning Policy Guideline 18: Planning and the Historic Environment (NPPG 18) provide the context within which the Council has to operate. The following policy sets out Glasgow’s criteria for considering development in conservation areas.
This policy provides guidance on the responsibilities of residents and developers in respect of development and sets out the matters that require planning consent. Reference should be made to policy HER 3: Design Standards for Listed Buildings and Properties in Conservation Areas for details. Owners of buildings in conservation areas are urged to observe these guidelines whether or not the works being undertaken require planning permission. When permission is needed, proposals that have been prepared in accordance with the guidelines are likely to be viewed favourably; those that have not are likely to be refused.
WHAT DOES CONSERVATION AREA STATUS MEAN?
In a conservation area, it is the buildings and the spaces between the buildings that are identified as being of architectural or historic interest. Planning control is therefore directed at maintaining the integrity of the entire area and enhancing its special character. It should be noted that development may require, over and above normal planning permission, additional consents, such as Conservation Area Consent (e.g. demolition) and Listed Building Consent (e.g. works affecting a listed building). Details must always be submitted, to the planning authority, to allow a full assessment of the implications of a development scheme to be made.
Conservation area designation automatically brings the following works under planning control:
Removal of, or work to, trees; and
Development involving small house extensions, roof alterations, stonecleaning or painting of the exterior, provision of hard surfaces within the curtilage of a dwelling house, etc.
ARTICLE 4 DIRECTIONS
With the exception of Scotstoun, Walmer Crescent and part of Woodlands, conservation areas are also subject to the provisions of Article 4 Directions, granted by the Scottish Ministers. Article 4 Directions bring certain works that do not normally require planning permission under the control of the Council.
The classes of development most often covered by Article 4 Directions in Glasgow’s conservation areas are classes 1, 3, 7 and 27 (Pollok Park and Central Conservation Areas have very detailed and site specific Article 4 Directions). The Article 4 Directions currently in force in the conservation areas, and a description of the works under control, are listed in the table below. (Article 4 Directions will be reviewed as part of the programme of conservation area appraisals (see Part 1, Infrastructure)).
CONTROLLING DEMOLITION
Designation of a conservation area implies a strong presumption against demolition. Nevertheless, it is the area as a whole, rather than individual buildings, that is being protected. There may therefore be instances, especially in the larger conservation areas, where the removal and replacement of a single building may be compatible with the overall integrity of the area. The Council will rigorously scrutinise all demolition proposals. Before agreeing to demolition, the Council will require to be convinced that (i) the building in question is incapable of being made structurally sound at reasonable cost or of being adapted to another viable use; and (ii) the proposed new building will be of such a quality as to actually enhance the conservation area. Further advice about the demolition of buildings is provided in policy HER 2: Listed Buildings.
PROTECTING TREES
Trees in a conservation area are afforded the same level of protection as trees covered by a Tree Preservation Order (Section 172 of the Town and Country Planning (Scotland) Act 1997). This means that the written consent of the Director of Development and Regeneration Services must be obtained prior to lopping, topping, felling or uprooting of trees in a conservation area. Anyone who carries out any of these works without consent, or who wilfully damages or destroys a tree, is guilty of an offence and liable to be fined. The Council will deal with proposals for work on trees in conservation areas in accordance with the principles set down in Policy ENV 13: Trees and Development.
IS YOUR PROPERTY IN A CONSERVATION AREA?
If you are not sure if you live in a conservation area or own or live in a building that is listed, contact DRS Heritage and Design, 229 George Street, Glasgow G1 1QU (0141 287 8629). As required by Section 62(5) of the Planning (Listed Buildings and Conservation Areas)(Scotland) Act 1997, the Council maintains a Street Index of Conservation Areas. The Council also retains an up-to-date register of Listed Buildings, together with a Surplus Buildings Register (some of which are listed), that provides details of vacant buildings in the City.
POLICY
WITHIN CONSERVATION AREAS:
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there will be a general presumption in favour of conserving buildings, both listed and unlisted, and where the re-use and disposal of any building is being considered, the best viable use will be sought;
the Council will encourage owners to maintain their buildings in a good state of repair;
repairs, alterations and extensions will be carried out in accordance with the design standards in policy HER 3;
proposals for the demolition of buildings, the cutting down, topping, lopping or uprooting of trees and development proposals affecting properties and their settings will be subject to rigorous scrutiny;
the partial demolition of buildings within conservation areas that involve the retention of only the ground floor premises will be refused;
new development must respect its historic context in volume, scale, form, materials and quality as should proposals for development adjacent to, or affecting, the setting of a conservation area;
materials should be appropriate to the locality and sympathetic to the existing buildings;
there will be a requirement that the development of infill sites, or the improvement of sites that detract from the character of the area, will enhance the area as a whole;
there will be a general presumption in favour of retaining all open space, public or private, that contributes to the character of conservation areas;
significant views into and out of conservation areas should be safeguarded;
planning consents for redevelopment will require the retention of existing buildings until the new development commences, in order to avoid long-term gap sites; and
outline planning applications for development will not normally be considered within conservation areas and for listed buildings.
Note:
As the conservation area appraisals are published, the findings will be used as supplementary guidance in respect of determining development proposals.
DEFINITION
ENVIRONMENTAL POLICY DESIGNATION
Environmental policy designations cover the built and natural heritage of Glasgow. These areas are important because of their environmental quality, biological diversity and/or their historic, architectural or archaeological significance and contribute positively to the quality of the environment, image and diversity of the City.
ARTICLE 4 DIRECTIONS APPLYING TO CONSERVATION AREAS
The classes of development detailed below are outlined in the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, with the exception of the class affecting part of the Woodlands Conservation Area which is contained in the Town and Country Planning (General Permitted Development) (Scotland) Order 1981.
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Conservation Area |
Article 4 Direction |
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Carmunnock |
Classes 1,3 and 7 |
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Central |
Classes 7(1), 9(1), 14(1), 15, 27(1), 28(1), 30, 31, 32, 38(1) (a), (b), (c) and (d)
39(1) (a), (b), (c), (d), (e) and (f)
40(1) (a), (b), (c), (d), (e) and (f)
41(1) (a), (b), (c), (d) and (e)
43(1) (a) and 67(1) (a), (b), (c) and (d)* |
|
Crosshill |
Classes 1, 3, 7 and 27 |
|
Dennistoun |
Classes 1, 3, 7 and 27 |
|
Dumbreck |
Classes 1, 3 and 7 |
|
East Pollokshields |
Class 7 |
|
Glasgow West |
Classes 1, 3, 7 and 27 |
|
Millbrae |
Classes 1, 3, 7 and 27 |
|
Newlands |
Classes 1, 3 and 7 |
|
Park |
Classes 7 and 27 |
|
Pollok Park |
Classes 1, 3, 7, 16, 17, 18, 20, 22, 27, 30, 31, 34, 38,
39, 40, 41, 43, 53, 55 and 67* |
|
St Vincent Crescent |
Classes 7 and 27 |
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Scotstoun |
None apply |
|
Snuff Mill |
Classes 1, 3 and 7 |
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Strathbungo |
Classes 1, 3, 7 and 27 |
|
Victoria Park |
Classes 1 and 7 |
|
Walmer Crescent |
None apply |
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West Pollokshields |
Classes 1, 3 and 7 |
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Woodlands |
Class ii
(i) the Order was consolidated and amended by the 1992 Order; and (ii) there is a commitment to an early review of the direction with the intention of securing consistency with the 1992 Order. (applies only to the area bounded by Great Western Road, South Woodside Road, Park Road, Eldon Street, Woodlands Road, Arlington Street, West Princes Street, Queen’s Crescent and St George’s Road). |
Works affected by Article 4 Directions
|
Class 1 |
The enlargement, improvement or other alteration of a dwelling house. |
|
Class 3 |
The provision within the curtilage of a dwelling house of any building or enclosure, swimming or other pool required for a purpose incidental to the enjoyment of the dwelling house, or the maintenance, improvement or other alteration of such a building or enclosure. |
|
Class 7 |
The erection, construction, maintenance, improvement or other alteration of a gate, fence, wall or other means of enclosure. |
|
Class 27 |
The carrying out on land within the boundaries of a private road, or private way, of works required for the maintenance or improvement of the road or way. |
|
Class ii |
The erection or construction of gates, fences, walls or other means of enclosure. The painting of the exterior of any building. |
* Contact Development and Regeneration Services (Heritage and Design) for details.
Article 4 Directions in the City Centre