The context for these policy standards is set by the Stirling Charter Conserving Scotland’s Built Heritage, Memorandum of Guidance on Listed Buildings and Conservation Areas (1998) produced by Historic Scotland, National Planning Policy Guideline 18: Planning and the Historic Environment (NPPG 18) and policies HER 1: Conservation Areas and HER 2: Listed Buildings (Buildings of Architectural and Historic Importance). Through this policy, the Council aims to secure a very high standard of maintenance and design in the City’s conservation areas and listed buildings.

The following standards are intended to guide owners and developers wishing to maintain and improve property and to guide proposals for conversions or new development. It is not the intention to stifle or dismiss innovative design which could complement traditional designs. The ultimate aim is to encourage the best possible design solutions to any building alteration or development. While the standards relate principally to residential property, they also apply generally to other types of development and in certain City Centre situations.

Guidance is given below on the requirement for planning permission and/or Listed Building Consent. Prior to the commencement of any works or the submission of a formal development application, confirmation of the requirements for planning permission should always be sought from the Planning Authority. Development and Regeneration Services, Heritage and Design, 229 George Street (0141 287 8629) can provide additional detailed guidance and advice on the matters covered in this policy (internal and external works).

When applying for planning permission or Listed Building Consent, it would be helpful if either photographs or full elevation plans were submitted showing the relationship of the property to adjacent buildings. Plans should also show the relationship between new buildings, alterations, extensions, etc. and adjacent properties (full elevations required). Details must always be submitted, as required, to permit the Planning Authority to make a full assessment of the implications of a development scheme.

The topics covered by this policy are:

1. Barrier Free Access

2. Basement Areas

3. Brickwork

4. Chimneys

5. Domestic Satellite Dishes

6. Doors

7. Extensions (Conservatories, Dormers and Porches)

8. Exterior Paintwork (Excluding Stonework)

9. Gutters and Downpipes

10. Modern Fittings to Buildings

11. Roofs

12. Plant, Ducts and Other Fixtures

13. Steps and External Staircases

14. Stonework

15. Wall Finishes (existing)

16. Windows

SECTION (B): WORKS AFFECTING THE INTERIOR OF BUILDINGS 

1. Interiors of Listed Buildings

2. Subdivision

1. Backcourts and Back Gardens

2. Bin Stores

3. Car Parking and Driveways

4. Domestic Garages

5. Ironwork and Boundary Treatment

6. Patios and Hard Surfaces

1. Advertising

2. Footpaths and Carriageway

3. Infill Sites

4. Telecommunications and Cable Development

POLICY

Development affecting listed buildings and properties in conservation areas will be expected to comply with the following policy/standards.

(A) WORKS AFFECTING THE EXTERIOR OF BUILDINGS

1. Barrier Free Access

Works such as the formation of ramps will require planning permission/listed building consent, and will need to meet the requirements of the building regulations. These provide details of, for example, minimum door widths, ramp gradients, etc.

The formation of barrier free access to listed buildings and properties in conservation areas should be carried out sympathetically so as to minimise disruption to the external and internal features of the building (see policy DES 9: Barrier Free Access).

2. Basement Areas

Basement Light-wells

(a) The Council will not normally grant permission for any development which:

(i) results in the loss of a basement light-well;

 (ii) involves the partial enclosure of a basement light-well; or

 

(iii) involves the loss of any original features within a basement light-well.

(b) In developing basement areas:

(i) original door and window patterns should be preserved without increasing either the size or number of openings; and

 (ii) entrance doors to basement flats or businesses should be discreetly located beneath the main entrance stair, the intention being to maintain the appearance of the basement’s subsidiary role in relation to the rest of the building.

3. Brickwork

Where properties are constructed of brick, repairs should be carried out in materials to match the original.

4. Chimneys

Where repair works will result in an alteration to the appearance of the chimney or a chimney needs to be rebuilt or removed, planning permission and/or Listed Building Consent will be required.

(a) Chimney stacks are important features on a building, they should be retained and original features such as cans, copings or scrolls reinstated.

(b) Repairs should be in stone or a material to match that originally used, for example in the Victoria Park Conservation Area the original material used was brick. Where a chimney is beyond repair, replacements should match the original in size, design and materials. (See A14 Stonework).

(c) In exceptional circumstances, on rear elevations, if a chimney is redundant, it may be permissible to remove it completely and roof over the gap with matching materials. If a building has been limewashed or finished in a wet-dash harl, it would be acceptable to rebuild the chimney in brick and render it to match the rest of the building.

5. Domestic Satellite Dishes

Planning permission and/or Listed Building Consent is required for the siting of a satellite dish on a listed building or on a flat in a conservation area (see policy RES 19: Domestic Satellite Dishes).

The siting of satellite dishes on or adjacent to a listed building, or in a conservation area will only be considered where the apparatus will not be detrimental to the character or setting of a listed building or to the visual amenity of a conservation area. Therefore, in order to minimise the impact on the external appearance of the building, great care should be taken in positioning the dish. Locations which might be less conspicuous include: behind chimney stacks; behind roof parapets; on a side or rear wall; within roof slopes; on lower roofs or garages; or in the back garden.

6. Doors

There are many fine examples of traditional panelled storm doors with inner glazed vestibule doors in the City’s listed buildings and conservation areas that add to the character of the buildings and areas.

6.1 Storm Doors

(a) Original storm doors should be retained where possible. Replacements should match the original pattern and be constructed of timber. Flush panelled doors will not be acceptable. Glazed side lights and fanlights should be reinstated with original astragal pattern.

(b) The use of traditional door ironmongery such as brass letter boxes, and door-knobs, greatly enhances original door designs and is encouraged.

(c) Storm doors may be painted in a single colour of the owner’s choice. Always check the proposed colour with the Planning Authority before commencing works. There may be instances, for example, in tenement blocks where it would be preferable for all close doors in one block to be of the same colour.

6.2 Vestibule Doors

(a) Original vestibule doors should be retained and repaired wherever possible. If replacement is required, the door should be of similar design and construction to the original; and

(b) Original decorative glass should always be retained and incorporated into replacement doors.

6.3 Close Doors

The installation of a new close door will require planning permission and/or Listed Building Consent.

(a) The majority of tenements were originally designed with open closes. The installation of close doors and entry systems does, however, improve security and keeps the close warmer and drier.

(b) New close doors should be constructed of timber and panelled to match storm doors of main door flats, or alternatively constructed of timber and glass. A fanlight should be provided and all ironmongery should be of traditional design. Alternatively, there may be situations where a wrought iron gate may be installed and this should be painted black. Only one close door/wrought iron gate design should be used in a single tenement block.

(c) The installation of new close doors, cabling or entry systems should be sympathetically carried out so as to minimise disturbance of original close tiles. Where a door entry system is to be installed, the buzzer panel should be recessed flush with the stonework.

(d) Modern ‘off the shelf’ doors will rarely match the quality and design of the original doors and will usually be inappropriate substitutes. A good joiner should be able to replicate the original design and incorporate features from the original door.

7. Extensions (Conservatories, Dormers and Porches)

In order to safeguard the quality of listed buildings and properties in conservation areas, detailed guidance will apply over and above the Council’s policy on ‘House Extensions and Alterations’ (see policy RES 15: House Extensions and Alterations).

7.1 General Policies

Planning permission is usually required for all extensions to property within conservation areas. Extensions to listed buildings will always require Listed Building Consent.

(a) Extensions to listed buildings and buildings within conservation areas should preferably be located to the rear or side of the property. Extensions should not protrude beyond the front elevation of the existing building.

(b) Extensions to listed buildings and properties within conservation areas should reflect the character of the listed building and/or conservation area and not dominate the original property.

(c) Extensions should be restricted to a height not greater than that of the existing building and materials should harmonise with those of the existing property in terms of their colour, texture and scale.

(d) Windows in extensions should match those of the existing property and roofs should be ridged or mono-pitched. Flat roofs will not usually be permitted.

7.2 Conservatories

Existing Victorian or Edwardian greenhouses/conservatories are important original features and should be retained and repaired. Most of these structures were built in timber and cast iron with base walls in stone or brick and, although many modern conservatories aim to achieve a Victorian style, the slim moulded frames and glazing bars are almost impossible to replicate with modern materials such as PVC-u.

Requirement for Planning Permission and Listed Building Consent:

All new conservatories on listed buildings require Listed Building Consent and planning permission. New conservatories on unlisted buildings in conservation areas nearly always require planning permission and any new conservatory requiring planning permission will be expected to meet the terms of the following standards.

(a) Listed Buildings

Any new conservatory must respect the period and scale of the property. It should be located on an elevation well screened from public view such as from a road, a park, allotments or playing fields, and should be constructed in traditional materials and painted, rather than stained. Base walls should be finished to match the materials of the wall to which they are attached.

(b) Unlisted Buildings Within Conservation Areas

Any new conservatory should preferably be constructed on an elevation to the rear of the property. If it is to be located on an elevation visible from a public area, then it should be constructed in traditional materials, finished to match the colour of the windows of the property. Only if the conservatory is located on an elevation that is completely screened from public view by means of structures, shrubbery or other boundary treatment may the use of PVC-u be acceptable. Base walls should be finished to match the materials of the wall to which they are attached.

7.3 Dormers

Any alteration to a roof within a Conservation Area will require planning permission.

The introduction of new dormer windows will generally be discouraged but, where a strong case is made for the creation of additional rooms within the roof space, the following will apply:

(a) Dormers should be located on the rear elevation and must be positioned below the ridgeline of the roof, even if the roof has a shallow pitch.

(b) Dormers should be drawn back as far as is practicable from the eaves.

(c) Dormers should relate to existing traditionally designed dormers in character, proportion and alignment.

(d) Dormers should mirror other windows and doors in the property, in character, proportion and alignment and reflect the character of the building as a whole.

(e) Haffits and roof should be finished in materials to match the existing roof.

(f) Where original traditionally designed dormers exist, features such as finials and decorative bargeboards should be retained.

(g) An alternative solution could be the installation of flush fitting roof lights on the rear elevation. New roof lights should replicate traditional roof lights in design, low profile framing, genuine glazing bars and coloured to blend in with roof finish.

(h) Paintwork should be carried out in a colour agreed with the Planning Authority. (See A8. Exterior Paintwork)

Local Area Policies

Carmunnock Conservation Area - Swept dormers emerging from ridge level may be permitted providing they are slated; and dormers may be constructed across eaves level and haffits, slated or rendered to match walls.

7.4 Porches

(a) A new porch should only be constructed where it would not affect the principal elevation(s) or architectural merit of the property. Design and materials should respect the character of the existing building and the roof must either be ridged or mono-pitched.

(b) Porches should be painted to match colour scheme of the dwelling.

Local Area Policies

Carmunnock and Scotstoun Conservation Areas - Porches should be glazed for no more than 50% of their height.

8. Exterior Paintwork (Excluding Stonework: see A14)

Painting or repainting of stone facades requires planning permission but this is unlikely to be granted unless there are exceptional reasons for it. (See A14. Stonework).

(a) Buildings such as tenements, terraces and semi-detached villas were originally designed as single entities, consisting of two or more individual dwellings. It is important to maintain the architectural unity of these buildings by adopting a co-ordinated colour scheme for the entire property. Such colour schemes should be agreed with the Planning Authority. Individual flats in a tenement, dwellings in a terrace and both halves of a semi-detached property should paint their windows, rainwater goods and bargeboards the same colour. Similarly, properties in subdivided villas should adopt a single colour scheme. Doors may be painted in a colour of the owners choice subject to Doors (A6) above.

(b) In the absence of a co-ordinated colour scheme, or where a dominant colour scheme is not evident, the guidelines provided in the sections on Doors (A6), Gutters and Downpipes (A9), Porches (A7.4), Ironworks and boundary treatments (C5), Wall Finishes (A15) and Windows (A16) should be observed when painting the exterior of buildings within conservation areas or listed buildings.

(c) In all other colour schemes including colours used to paint out rainwater goods and oil storage tanks should be agreed with the Planning Authority which can also advise on the special colour schemes that apply in the Carmunnock, Park and Glasgow West Conservation Areas (Athole Gardens).

9. Gutters and Downpipes

(a) Where gutters and downpipes are corroded, replacements on principal elevations should be made of cast-iron matching the original in profile, style and fixings. Alternative materials, such as aluminium, may sometimes be acceptable, provided that they match the design of the original and are painted to match existing.

(b) Decorative hoppers and brackets should be retained or reinstated and gutters should be painted black.

(c) Downpipes may be painted out to match the colour of the wall surface or painted in a contrasting colour chosen from a co-ordinated colour scheme for the entire building. Care should be taken with valley, parapet or concealed gutters to ensure that roof timbers and wall heads are well protected against water penetration.

It is recommended that lead is used when appropriate. Advice is available from the Lead Sheet Association.

10. Modern Fittings to Buildings

The criteria listed in policy RES 20: Modern Fittings to Buildings will apply.

11. Roofs

(a) Permission will normally be granted for roof extensions which:

(i) respect the proportions and architectural form of the building;

(ii) reflect the period and character of the building and the surrounding area;

(iii) use traditional forms and materials to match the existing or original design; and

(iv) preserve the characteristic features such as chimneys parapets and gables. Where appropriate, chimneys may be extended to relate to the new roof height and the pots re-used.

(b) Permission will not normally be granted for roof extensions in the following circumstances:

(i) Where such an extension will harm the architectural integrity of a building or the unity of a building group;

(ii) On buildings which are significantly higher than their neighbours, especially those which have been extended in the past; or

(iii) Where the roof line is exposed to a long view or views from public spaces and any roof extension would harm those views.

(c) Planning permission and/or Listed Building Consent is required where an alteration from the existing material is proposed.

(d) Owners will be encouraged to re-use their existing natural slates where these are of reasonable quality. It may be necessary to supplement these with matching natural slates. If it can be demonstrated that this is not practicable then:

(i) Matching new or second hand natural slates will be used on listed buildings.

(ii) On unlisted buildings in conservation areas matching new natural slates or second hand slates should be used where roofs are prominent design features or are visible from the road or footpath.

(iii) Good quality man-made slates may, on occasions, be used as a substitute for the above and for less visible elevations, at the discretion of the Planning Authority.

(iv) Owners of properties whose roofs were originally slated but were subsequently re-covered in another material will be encouraged to conform to the above policy when re-roofing becomes necessary. This is particularly relevant to terraces and semi-detached properties where materials other than slate have been used. Roofs whose original material was not slate e.g. Rosemary tiles, flat roofs on ‘modern’ buildings, etc will be treated on an individual basis.

(v) Lead work should be checked and renewed as required.

(vi) Decorative roof features, such as iron finials, ornate ridge tiles, parapet balustrading, bargeboards, skews and crow-steps should be retained or replaced to match the originals. Replacement of original parapet balustrading with solid infill will not be permitted.

(vii) Wherever possible, soil vent pipes, mechanical extract terminals or central heating flues, should utilise existing redundant chimneys. These chimneys should be lined and a traditional terracotta pot fitted. Slate or ridge ventilators may be an acceptable alternative. Aluminium flues will only be acceptable on a roof if unobtrusively located and painted out to match the background colour.

(See A7.3 Dormers for details relating to dormers and rooflights).

12. Plant, Ducts and Other Fixtures

Permission will normally be granted for plant, ducts or other fixtures which:

(a) are sited so as to minimise their visual impact;

(b) do not harm the character and appearance of the conservation area, its special interest or setting; and

(c) cannot be seen from public view at street level.

Note: In relation to large items of plant such as air conditioning units, consideration should be given to providing a purpose-built plant area with appropriately designed screening.

13. Steps and external Staircases

(a) Owners sometimes wish to form an external access to the garden of their property from the first, or even second floor, via an external staircase. This is a prominent feature, and together with the resultant change to the original proportion of a window, a new external staircase detracts from the visual amenity and historic character of a property and the surrounding area. Permission, therefore, will not be granted for the construction of new external staircases on listed buildings and within conservation areas. (See also policy RES 22: Direct Access from Residential Properties to Communal Backcourts and Gardens). Owners are, however, encouraged to retain and repair original staircases.

(b) Where entrance steps are worn or damaged, replacements or patching should be undertaken in natural stone to match the original stone as closely as possible. It may be possible to turn the existing stone step to reveal an unworn surface which would negate the need for repairs. In some circumstances, a plain material such as a tinted material could be used. Tiles or terrazzo finishes are not suitable.

(c) Cast iron hand rails should be retained and repaired and should not be replaced by masonry walls. Any new railings must match the originals in terms of decorative style and proportions. Obsolete fire escapes should be removed and repairs carried out to the building as required.

(d) Railings should be painted black (any other colour to be agreed with the Planning Authority).

14. Stonework

Stone cleaning will require planning permission and/or Listed Building Consent and should only be done in conjunction with repairs to stonework, pointing, guttering etc.

(a) Where stonework is badly eroded, the best and preferred method of repair is by stone indentation. In certain circumstances, an alternative method may be a traditional and properly applied, tinted mortar, such that, in its dried/cured state, it matches the appearance of surrounding, original stonework. The question of durability also arises and textured coatings are no longer considered suitable.

(b) All stone cleaning techniques have an inherent risk of damaging the stone and must be selected and executed with care. Prior to cleaning, a sample panel(s) should be prepared to ascertain the suitability of the technique. In some cases, the applicant may be required to have the stone analysed as a means of determining whether stone cleaning would be inadvisable. Stone cleaning will only be permitted once in the life of the building. This does not preclude the occasional water wash using a natural bristle brush.

(c) The Council will not normally permit the painting of any unpainted natural stonework. Where such stonework has previously been painted, the Council will encourage the removal of the paintwork and the repair of the exposed stonework. Where the removal of paintwork is not practicable, the repainting of the stonework will be allowed subject to the use of an appropriate colour, as agreed with the Planning Authority.

Guidance on appropriate methods of stone cleaning and paint removal may be obtained from the Planning Authority.

15. Wall Finishes (Existing)

The application of any form of render or paint to the exterior of a listed building or property in a conservation area requires planning permission and/or Listed Building Consent.

(a) Where a wet-dash harl/render is to be renewed, it should be applied from ground or damp-proof course to eaves level, including gable walls. The harl/render may be painted, but owners should contact the Planning Authority before carrying out the work;

(b) A wet-dash harl/render should always be used in preference to a dry-dash. Where a lime wash has been applied, this should be renewed at regular intervals, but a more satisfactory and durable treatment would be to remove loose render and apply a microporous masonry paint; and

(c) Original stone lintels, sills and jambs at windows and doors, should be retained. Stone details including decorative skewputts and building date stones should not be painted or harled.

Local Area Policies

Newlands Conservation Area: A number of buildings in the area are either wholly or partly finished in harling. The preferred colour of harling will be white, but in some circumstances, magnolia or pastel shades may be a suitable alternative. Strong colours are not recommended. Where harled extensions have been added to grey or honey sandstone buildings, the extension should be painted in a colour to match the stonework of the main building.

Carmunnock Conservation Area: The majority of properties within the Conservation Area have a rendered finish, either a limewash or a white wet-dash roughcast to provide a waterproof covering to stonework. Where a limewash has been applied, this should be renewed at regular intervals, but a more satisfactory and durable treatment would be to remove loose render and apply a microporous masonry paint. Original stone lintels, sills and jambs at windows and doors should be retained and either painted, or rendered, to match the wall, or alternatively picked out in a contrasting colour. For further information regarding the painting of external walls, contact the Planning Authority.

16. Windows

This policy applies only to window replacement in listed buildings and unlisted buildings in conservation areas. It applies to traditional windows in all such buildings; domestic, institutional, educational, etc. and will also apply to modern non-conforming windows in these properties.

For replacement windows elsewhere, see policy RES 17: Window Replacement.

16.1 Traditional Sash and Case Windows

(a) Repair versus Replacement

The majority of Glasgow’s listed buildings and properties in its conservation areas originally had timber sash and case windows. These original windows make a significant contribution to the historic and architectural character of the listed buildings and conservation areas. They are an integral part of any building’s overall design and in most cases they have survived for more than a hundred years. When traditional windows are replaced with modern windows, the result can be seriously detrimental to the character of these historic areas. Even when replacement windows have proportions which approximate to those of the original windows, the detailing of traditional windows is almost impossible to reproduce with modern substitutes. Further technical information is contained within Historic Scotland’s Technical Advice Note 3: Performance Standards for Timber Sash and Case Windows.

(b) Draughtproofing

The perceived problems with older windows is that they stick, are difficult to open and are draughty. The upgrading of existing windows and the fitting of an effective draughtproofing system is likely to prove the most cost-effective solution to these commonly occurring problems. This can considerably reduce heating bills as well as reducing noise and dust. Most importantly, in historic buildings, draughtproofing does not adversely affect the appearance of old windows. Specialist firms now exist which, as well as repairing or replacing the timber sections of traditional windows, will also hinge the windows for cleaning or painting and will install patented draughtproofing systems. Further information on these firms can be obtained from the Planning Authority.

(c) Secondary Glazing

Secondary glazing may also be an option. This involves the provision of an independent internal window in addition to the existing (or renewed) traditional sash and case window. If used, the meeting rails and frames of secondary windows should be as small in section as possible to allow them to be disguised behind existing rails. The installation of secondary glazing should avoid damage to original window shutters.

(d) Original Windows of a Style Other Than Sash and Case

Window design and construction can vary depending on the type and period of the building. If, for example, a property had metal or casement windows, every effort should be made to replicate the original windows in all aspects. Where problems arise, these should be discussed with conservation officers to achieve an acceptable solution. Original windows may already have been replaced by ‘non-conforming’ substitutes. If Listed Building Consent or planning permission is required, then further replacement windows should attempt to replicate the originals in all aspects.

16.2 Conversions

Increasingly, listed buildings and unlisted buildings in conservation areas which are currently in commercial use, are being converted to residential accommodation. In these circumstances, Building Control may have specific requirements for the windows. Developers are advised to contact the Council’s Building Control Service at the earliest opportunity to ensure that their requirements do not conflict with the policy.

16.3 Requirement for Planning Permission and Listed Building Consent

In Listed buildings and/or unlisted buildings in conservation areas, planning permission and Listed Building Consent will not be required where replacement windows match the original windows in all respects to include design, profile, materials and method of opening. This would include details such as glazing bars and horns and the re-use of any stained/leaded/etched glass in the existing windows. The colour of the new windows should match the established pattern of the tenement block, subdivided villa or terrace in order to preserve its unified appearance.

16.4 Listed Buildings

(a) The removal of original windows in listed buildings is strongly discouraged. Windows should be repaired and upgraded as necessary, as traditional sash and case windows can be made to provide modern standards of comfort and convenience. Complete replacement should only be seen as a last resort, when very little of the original windows can be salvaged.

(b) Any new windows will be expected to meet the following standards:

(i) New windows should match the originals exactly in their design, profile, method of opening and materials. This would include details such as glazing bars and horns and the re-use of any stained/leaded/etched glass in the existing windows. The colour of the new windows should match the established pattern of the tenement block, subdivided villa or terrace in order to preserve their unified appearance; and

(ii) If Listed Building Consent and/or planning permission is required and the applicant does not wish to comply with this standard, then the applicant must submit a justification as to why this standard should not be applied. It should be noted that a justification based on cost alone will not be considered adequate.

16.5 Unlisted Buildings Within Conservation Areas

The removal of original windows in unlisted buildings within conservation areas is strongly discouraged. Windows should be repaired and upgraded as necessary, as traditional sash and case windows can be made to provide modern standards of comfort and convenience.

Any new windows which require planning permission (see para 16.2 above) will be expected to meet the terms of the following standards:

(a) New windows on the front, or side elevations visible from a public area, such as a road, a park, allotments or playing fields should match the originals exactly in their design, profile, method of opening and materials. This would include details such as glazing bars and horns and the re-use of any stained/leaded/etched glass in the existing windows. The colour of the new windows should match the established pattern of the tenement block, subdivided villa or terrace in order to preserve its unified appearance; and

(b) New windows on rear or side elevations, not visible from a public area, must match the original proportions, but may have a different material and/or method of opening.

(See A7.3 Dormers for details relating to the design and location of dormer windows).

(B) WORKS AFFECTING THE INTERIOR OF BUILDINGS

1. Interiors of Listed Buildings

An alteration to the interior of a listed building may require Listed Building Consent. A Building Warrant may also be required for certain works. Householders and developers considering interior alterations should consult the Planning Authority for advice prior to any internal works being undertaken.

Within parts of the City it is common for buildings to be occupied for a variety of uses. Where a building is vacant or partly occupied, the Council, while welcoming continued separate use, or re-use, of the ground floors, will require access to the basement and upper floors to be maintained.

Alterations to listed building interiors should be carried out so as to preserve internal architectural and decorative features in the principal apartments, entrance halls and stairwells, such as decorative plasterwork (including cornicing, ceiling roses and any other features), marbled fireplaces, panelled doors (including integral architraves and cornices), vestibule doors, timber and stone stairs, handrails, balusters, newel posts, stairwell and room skylights, lantern lights, room and window panelling, close tiles, mosaic floors, and stained or etched glass. The subdivision of principal rooms may be refused if very fine interiors would be lost as a result. As a general principle, applicants will be required to restore or replicate traditional features, both internal or external, within the property concerned.

Internal alterations to listed buildings will be expected to comply with the following criteria:

1.1 Basements and Upper Floors

(a) Any pre-existing access to other floors should be maintained; or

(b) Any obstructed access to other floors should be re-established; or

(c) Where no separate access exists, every effort should be made to create an appropriate access arrangement.

Note:

Where no resolution can be found to this problem, the Planning Authority may, in certain circumstances, refuse consent for a separate ground floor use.

1.2 Halls and Landings

(a) Original entrance halls and landings should be left intact.

(b) Non-original partitions and screens should be removed from the entrance lobby at ground floor level. Similarly, non-original partitions on landings should also be removed. Skirtings, wall finishes and cornices should be made good to match exactly the original design.

(c) Where a new partition is proposed, full details must be provided to enable assessment of its suitability to be made.

(d) Previously enclosed balustrading should be reinstated and repaired as required to match exactly the original design.

1.3 Subdivision of Rooms

(a) Original principal rooms should be left intact. Previously subdivided rooms should be reinstated to their original proportions and original cornicing and skirtings and any other interior detailing such as panelling must be made good to match exactly the original design.

(b) Original rear rooms should be left intact. Subdivision of such rooms may be acceptable providing the front room and the rear room were not designed as a suite. A new partition erected in a rear room must feature skirtings, wall finishes and cornicing to match the original design to the remainder of the original room. Subdivision of a principal rear room that greatly reduces its scale may not be acceptable.

(c) Front and rear rooms at the basement and attic levels may be subdivided with the exception of billiard rooms and the like, dependent on the quality of the historical and architectural significance of the detailing to these areas.

1.4 Opening Up Of Rooms

(a) Where original room sizes remain, these should be retained. Where two rooms have been integrated by the complete removal of the wall, the individual spaces should be restored. Exceptions may be made in basement and attic levels.

(b) Two principal rooms may be linked by a new opening dependent on the suitability of the design of proposed slapping. The opening should be in scale with the room, complete with doors and architraves to match existing doors.

1.5 L-shaped Rooms

(a) Where L-shaped rooms remain at first floor level, these should be retained.

(b) Where such rooms have been subdivided into two or more rooms, the non-loadbearing partitions should be removed to recreate the larger L-shaped room. Skirtings, wall finishes and cornicing should be made good to match original design exactly.

1.6 Suspended Ceilings

(a) Original ceilings to rooms should remain intact, including ceiling cornicing and roses.

(b) Principal rooms, at all levels, that have had suspended ceilings should have such ceilings removed and original cornicing and ceiling rose repaired as required or replicated if necessary to match exactly the existing original design.

(c) In some cases, where the original cornice has been removed completely, a suitable replica cornice may be acceptable, subject to approval of size and detail by the Planning Authority.

1.7 Internal Doors

(a) All original panelled doors should be retained and re-used complete with facings and ornamental canopies and any requirement to upgrade doors for fire rating purposes should be carried out in such a manner as to preserve the original design.

(b) If a door is to be blocked off, the door and its architraves should be carefully removed for re-use elsewhere in the property if possible. Skirtings and wall finishes should be made good. In certain circumstances, for example to retain symmetry within entrance halls, principal rooms or on stair landings, existing doors and integral detailing should be retained in situ as mock doors.

(c) All new doors complete with facings should match originals in all aspects of their design. Exceptions may be made with regard to basement area only.

(d) Dependent on location, the implications of sound and fire separation requirements should be discussed with the Planning Authority.

2. Subdivision

The criteria listed in policy RES 14: Subdivision will apply (see also B1: Interiors of Listed Buildings).

The Council’s main concern is to ensure that proposals for subdivision offer good quality accommodation while preserving architectural quality.

Local Area Policy

West Pollokshields Conservation Area: The subdivision of new single or semi-detached villas will be prohibited, unless exceptional circumstances can be demonstrated.

(C) WORKS AFFECTING THE CURTILAGE OF BUILDINGS

1. Backcourts and Back Gardens

(a) To the rear of tenements and terraces, original stone or brick boundary walls and dividing walls between properties should be repaired using salvaged/recycled materials to match the original.

(b) If this is not practicable, the materials used for reconstructing walls and bin shelters should match either the original wall or the surrounding buildings, for example, brick, sandstone, reconstituted stone or harling.

(c) Railings and gates (iron work or timber) may also be used as part of the boundary treatment and should normally be painted a dark colour (see C5. Ironwork and Boundary Treatment). Privacy of the back garden area may be increased by planting inside the railings or boundary walls.

(d) Where agreement can be reached by all residents, it may be possible to install security gates at each end of the back lane to ensure ‘residents only’ access. Installation of security gates would require planning permission and Listed Building Consent and may require a Stopping Up Order.

Mews buildings should be retained and re-used wherever possible (see C3. Car Parking and Driveways for parking in gardens and materials for driveways, and policy RES 5: Residential Development in Lanes, Back Courts and Rear and Side Gardens).

2. Bin Stores

The criteria listed in policy RES 16: Bin Stores will apply, where appropriate.

Bin stores should be integrated into rear boundary walls, wherever possible, and their presence should not be emphasised by the use of different cladding materials, for example, precast concrete.

3. Car Parking and Driveways

(a) Planning permission will always be required for the formation of a hard surface in the curtilage of listed buildings and within the curtilage of a house or flat in a conservation area.

(b) Within gardens, a high standard of design will be expected to integrate car parking with usable garden space. Particular attention should be paid to boundary walls, gates, railings, surface treatment and any additional landscaping that is required to integrate car parking with the character of the area.

(c) The use of bituminous surfacing is unacceptable as a surface treatment for parking areas within gardens. A combination of gravel/chips and paving slabs should be used. Alternatively good quality simulated setts or granite setts may be acceptable. The extensive wall-to-wall use of brick paviors should be avoided, but their limited use may be acceptable providing the character of the garden area is retained; and

(d) Where it is proposed to return commercial properties to residential use, there will be a presumption that previously formed car parking areas will be returned to amenity garden area.

3.1 Front Garden

The formation of parking areas within the front garden of a listed building or a dwelling within a conservation area can detract greatly from the visual amenity of the surrounding area. Planning permission for front garden parking will only be granted in exceptional circumstances, and where there will be no adverse effect on mature trees (See policy RES 21: Front Garden Parking).

3.2 Rear Garden

The following criteria are intended to ensure a reasonable level of off-street parking provision without sacrificing the residential character of back gardens or backcourt areas:

(a) The amount of the original private usable garden space or backcourt area which should remain in use as garden ground should relate to the domestic requirements of the number of dwelling units provided. Generally, no less than 66% of the garden area should be dedicated for this purpose. Within the Park, St Vincent Crescent and Strathbungo Conservation Areas, however, 50% will be appropriate.

(b) Where parking spaces are to be provided, they should occupy that part of the back garden or backcourt area not required for normal domestic use (normally adjoining the back lane) on the basis of one space per dwelling, subject to the provisions of the above paragraph and to the provision of security gates. (see policy TRANS 4: Vehicle Parking Guidleines)

(c) Original boundary walls should be retained wherever possible and timber or iron gates installed over the vehicular access point.

(d) The provision of parking spaces should not result in the removal of any trees that are important to the amenity of the area.

(e) The parking area should be surfaced with brick paviors, concrete blocks or setts, creating a patio effect. (See C6. Patios and Hard Surfaces)

4. Domestic Garages

(a) Garage design should incorporate ridged or mono-pitched roof, and walls in a material sympathetic to those of the dwelling house. Alternatively, a good quality timber garage with ridged felt roof may be acceptable dependent on prevailing architecture within the area. Paintwork should match the house colour scheme.

(b) Domestic garages should normally be set a minimum of 6 metres back from the front garden boundary. Whenever possible, garages should be located to the rear of the house or where least open to public view (see policy RES 15: House Extensions and Alterations. Standards relating to conversion of a garage to living accommodation can also be found in this policy).

5. Ironwork and Boundary Treatment

Any alteration to railings, gates, fences or walls will usually require planning permission and Listed Building Consent.

(a) Original cast ironwork, such as boundary and staircase railings, gates and lamp standards should be retained. The reinstatement of railings, particularly along terrace frontages, is encouraged. New railings should match original railings where they survive, particularly in terms of height, spacing of uprights and pattern.

(b) Ironwork should be repainted regularly to prevent deterioration. While ironwork will normally be painted black there may be instances where an alternative colour would be appropriate. (See A8. Exterior Paintwork).

(c) If all the original railings have been removed from the frontages of terraces or tenements, new railings may be permissible provided that they are uniformly designed and reflect the character of the building. Where original railings have been removed, a neatly clipped hedge would be a suitable alternative boundary treatment for the front garden area.

(d) Boundary walls to front gardens should be repaired/reinstated in the original material. Original stone walls and gatepiers should be retained and should not be painted.

Details of original ironwork found in conservation areas can be obtained from the Planning Authority.

6. Patios and Hard Surfaces (garden area surfaced with hard materials)

The creation of a patio or any hard surfacing within the curtilage of a listed dwelling house or a dwelling house in a conservation area will always require planning permission and/or Listed Building Consent. (See also C3. Car Parking and Driveways)

(a) Gardens with flowers, trees and shrubs are an important part of a conservation areas character and their retention is to be encouraged. A new patio or hard surfacing may be permitted but only where it can be shown that the character of the original garden will not be eroded, or dominated by their introduction.

(b) Stone, in the form of flagstones, cobbles/granite setts or gravel was the traditional material used to form hard surfacings, and it should be used wherever possible. Alternatively, high quality modern equivalents may be acceptable providing particular attention is given to colour and size.

(D) WORKS AFFECTING THE SETTING OF LISTED BUILDINGS AND PROPERTIES IN CONSERVATION AREAS

1. Advertising

The criteria listed in policy DES 8: Signs and Advertising will apply.

2. Footpaths and Carriageways

In general, the criteria listed in policy DES 5: Public Realm, will apply.

The following particular guidelines should be preserved:

(a) Back Lanes

Back lanes were originally surfaced with regular or random setts and these should be retained or re-laid where necessary. If complete resurfacing is required, second hand setts or simulated setts are preferred. Continuous bituminous surfacing is not normally acceptable although a combination of materials may be appropriate, i.e. to emphasise entrances, rain channels or gutters.

(b) Footpaths

(i) Where traditional footway and associated carriageway materials still exist, repairs should be carried out in materials to match. Bituminous patching will not be acceptable.

(ii) Where complete resurfacing is required, high quality materials should be used, for example, Caithness/stone flags/granite setts or, alternatively, high quality textured pre-cast concrete blocks of similar colour and scale. Continuous bituminous surfacing will not be acceptable. Original kerbs should be retained wherever possible.

3. Infill Sites

The following guidelines should be observed when developing infill (gap) sites:

(a) Buildings should not be built to extend beyond, or be erected behind, the existing building line;

(b) New buildings should match the height of adjoining property with floor and ceiling heights lining through;

(c) The colour, texture and scale of building materials must harmonise with those of existing adjacent properties. While stone is the preferred option in areas of traditional construction, it is recognised that there may be instances where alternative materials such as brick, reconstituted block, roughcast/harling and metal cladding, glass and steel could be used, but the deciding factor will always be the quality of the design itself and the context of its setting; and

(d) The stability of adjoining buildings must be protected from damage during demolition, site excavation or piling works and during construction. (see policy RES 5: Residential Development in Lanes, Back Courts and Rear and Side Gardens)

Local Area Policies

West Pollokshields Conservation Area: There will be a presumption in favour of 2 storey single or semi-detached house types in order to ensure that any infill development would reflect closely the building line of nearby structures, the height relative to adjoining buildings, the building footprint of adjoining buildings and the massing of the proposed structure relative to the feu boundaries and adjoining buildings.

There will be a presumption in favour of the use of natural stone for the front and side elevations and natural slate on all roofs, particularly where the proposed development is visually prominent from main roads or other vantage points and where listed buildings adjoin the proposed development site.

Carmunnock Conservation Area: New buildings should be of two storeys or the height of adjacent buildings whichever is the lower.

Dumbreck Conservation Area: Any new building shall be restricted to a height of 3-storeys or the height of adjacent buildings, whichever is the lower.

4. Telecommunications and Cable Development

The siting of any telecommunications or cable apparatus on a listed building, or in a conservation area, will only be considered acceptable where the apparatus will not be detrimental to the character or setting of a listed building or to the visual amenity of a conservation area and where the developer has submitted evidence to show why alternative, less sensitive locations cannot be used (see policy IB 8: Telecommunications and Cable Development). For Domestic Satellite Dishes on listed buildings and in conservation areas, see A5.