Guidance Note 9

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1. This note replaces Guidance Note 4 ‘Replacement Windows, Doors and Re-roofing’ and the Conservation Area Statement of Policies from the Bearsden & Milngavie Local Plan.

INTRODUCTION

2. This Guidance Note sets out the Council’s policy guidelines with regards to the conservation of buildings and townscapes which are important for their heritage. These guidelines expand on and give further detail to the Design Quality Policies within the Local Plan itself. The guidance is set within the context of the ‘Memorandum of Guidance on Listed Buildings and Conservation Areas’ produced by Historic Scotland and National Planning Policy Guideline (NPPG) 1 :Planning and the Historic Environment’.

3. There are many buildings and areas throughout East Dunbartonshire that merit particular consideration due to their heritage, their special architectural or historical interest and their contribution to the attractive character of East Dunbartonshire.

4. Thus the following designations have been identified which merit special protection and which should therefore be retained and enhanced:

a. Buildings of Special Architectural or Historic Interest (Listed Buildings) - are buildings designated by the Scottish Executive which are considered to be of special architectural or historical interest and which merit special statutory control. Buildings are assigned a category either A, B or C according to their relative importance and the List including the property’s description is available for inspection at the Planning Office.

b. Conservation Areas - are areas of special architectural or historic interest in which the character or appearance merits statutory protection.

c. Townscape Protection Areas - Formerly known as ‘Townscape Policy Areas’ in Bearsden and Milngavie; and ‘Special Control Areas’ in Strathkelvin. These areas do not necessarily merit full conservation area status, but nevertheless have character enough to merit special protection.

5. During the life of the Local Plan the Council propose to review the boundaries and the status of all Conservation Areas and Townscape Protection Areas to ensure that all areas covered still merit the special protection and to see if there are others which warrant such protection.

WHAT COUNCIL PERMISSIONS ARE REQUIRED?

6. In addition to the normal planning permission for house extensions etc... the following consents may also be required:

1. Listed Buildings - Listed Building Consent is required for demolition or any alterations or extensions to the structure, appearance and design of a Listed Building including changes in the style of windows & doors, roof or guttering. Consent may be required for internal alterations to a Listed Building. At all times advice should be sought from the planning service. Consent may also be needed for developments within the grounds of, and affecting the setting of a Listed Building.

2. Conservation Area Consent – Conservation Area Consent will be required for demolition (total or substantial destruction) of buildings within Conservation Areas. Consent will be required for certain alterations affecting the appearance of a building within a Conservation Area. This can include, as above, changes in the style of windows & doors, roof and gutter alterations, changes to materials. Boundary walls may also be specially protected. In all Conservation Areas, ‘Article 4 Directions’ have been applied, which means that planning permission is needed for certain relatively minor developments which would otherwise not need planning permission.

3. Townscape Protection Areas - ‘Article 4 Directions’ are in place in some of these areas, and where these apply, planning permission is needed even for relatively minor alterations. The areas concerned are listed in Appendix 2 of the Local Plan. Where an area is not currently covered by an ‘Article 4 Direction’ the Council will be seeking to have one applied in due course.

7. In all of the above cases, anyone proposing to alter their property is advised to contact the Planning Service (address and phone number below) to check what consents are needed. In all cases, great care needs to be taken in designing developments to ensure that the character of the area is protected, restored or enhanced. ‘Outline’ planning applications (i.e. applications ‘in principle’) will not normally be acceptable when concerning Listed Buildings or Conservation Areas because the details of the design of proposals are material to an assessment of the acceptability of the development.

8. Any proposed development which in the opinion of the Head of Development and Environment would be likely to materially affect the character of a Listed Building or a Conservation Area, will be advertised in the local press and made available for public representation during normal office hours.

9. It should be noted that the need to apply for any of the above consents does not necessarily mean that consent will be refused for any proposal. By controlling the design and change of use of certain developments the Council seeks to protect the traditional appearance of these areas, and prevent the proliferation of small scale developments that are unsympathetic and may be of detriment to the amenity of the locality. The vast majority of applications are satisfactorily approved.

10. In general, owners are responsible for the repairs and maintenance of their buildings. However, the Council will be prepared to take action to prevent any disamenity caused by the ruinous or dilapidated condition of any building or by the condition of any derelict, waste or neglected land.

11. The following powers may be enforced to ensure that repairs and maintenance are carried out to a satisfactorily level:

1. the Council may serve a repairs notice on the owner specifying the works reasonably necessary for the proper preservation of the building.

2. the Council may serve a enforcement notice requiring the building to be restored to its former state or, if applicable, to comply with the conditions of any listed building consent which may have been issued. Failure to comply with an Enforcement Notice may, on summary conviction, also lead to a fine.

3. the Council or the Scottish Executive may also in the case of an unoccupied listed building carry out emergency works and charge the owner provided that he is given 7 days notice of intent.

4. in extreme cases the Council may compulsory purchase the building.

GENERAL GUIDANCE

12. Within the designated areas of heritage value, all new developments including change of use and minor improvement works will be carefully controlled to ensure that they actively protect and enhance the area and building concerned.

13. Applications, particularly to Listed Buildings should demonstrate that they will not have an adverse impact on its character, will preserve the architectural integrity of the building and cause no unnecessary damage to important architectural features. In all developments, detailed proposals must have proper regard to the character and appearance of the building concerned and the surrounding area in terms of :

1. general design, materials and colouring, including -

a. materials used should generally match that of the original (artificial or reconstituted materials may be permitted in the Townscape Protection Areas subject to the satisfaction of the Council),

b. window/door proportions should generally match the originals,

c. gutters and external plumbing should be integral to the design e.g. using lead or cast iron pipes and fixed brackets, as this can be characteristic of the area,

d. alarm boxes and meter boxes should be avoided on principal elevations, and where they are installed, should be appropriately painted.

2. the scale, height and density of any new building, and

3. its use.

14. The overall design of developments needs to be carefully considered, including landscaping, boundary treatments, parking etc..., not just the buildings, as the setting and townscape of these areas is very important

SPECIFIC GUIDANCE

15. The highest standards of detailing will be expected with regards to Listed Buildings followed by Conservation Areas and Townscape Protection Areas. More specific guidance follows:

Windows

Introduction

16. Windows and doors are an important part of the architectural design of a building. They make a significant contribution to the appearance of a building and to the character of the street in which it is situated. They are, however, increasingly subject to alteration or replacement due to wear and tear, lack of maintenance or the need to improve insulation. Unless care is taken over changes, the appearance of the building can be adversely affected and the character of the street eroded.

17. This guidance note is intended to give information on when planning permission is required for replacement windows and what type of new windows might be acceptable.

When is consent required?

Listed Building Consent

18. The replacement of windows in listed buildings, unless identical to the originals, requires Listed Building Consent. In most cases consent is unlikely to be granted other than for a faithful copy of the original window. Planning permission may also be required if the listed building is in a Conservation Area, a Townscape Protection Area (where an Article 4 Direction is in place) or within a block of flats.

Buildings in Conservation Areas and Townscape Protection Areas

19. In the majority of cases the replacement of windows in buildings in Conservation Areas and Townscape Protection Areas (where an ‘Article 4 Direction’ is in place), unless identical to the originals, require planning permission because the Article 4 Direction removes permitted development rights.

20. However in certain Townscape Protection Areas identified in Appendix 2, no article 4 Directions are in place at present, and therefore normal planning restrictions will apply.

Flats / Maisonettes

21. The replacement of windows which differ in appearance from the existing arrangement in flats or maisonettes or would, (in the opinion of the Planning Authority) change the appearance of the building, requires planning permission.

All other buildings

22. Planning permission is not required for changes to windows (or doors) in a detached, semi-detached or terraced house other than for the categories listed above. However it is required for adding a new bay window in front of the building line of a property. Planning permission is required for replacement of windows which differ in appearance from the existing arrangement on any buildings other than a private dwelling.

Renovation before replacement

23. Original windows on older buildings normally form an integral part of the architectural detail and merit of the building. Older windows are usually well made from good quality, tightly bounded timber from mature trees and will not deteriorate if well maintained. Sound proofing and good insulation can be achieved by minor repairs and the fitting of proprietary draught stripping systems. Original windows should therefore be retained and repair should always be considered as a first option before replacement. This is usually the least expensive and most sustainable method. The Council has copies of Historic Scotland’s publication “Looking after your sash and case windows- a short guide for homeowners” available which provides useful information on maintenance and repair.

Replacement windows

Listed Buildings

24. Where windows are beyond repair, replacement windows may be acceptable. Where replacement windows are necessary in a Listed Building, they should replicate exactly the design detail of the original windows including frame dimensions, horns and glazing bars/astragals (where appropriate), opening method and materials. Air vents should not be installed on the facings of the window frames as these can materially affect the appearance and character of the windows. Double glazing may be acceptable providing the external appearance of the windows is not altered.

Conservation Areas and Townscape Protection Areas

25. Where replacement windows are necessary on properties within Conservation Areas and Townscape Protection Areas, they should replicate the appearance of the original windows by matching the proportions (sash frame sections), details and the externally visible frame dimensions of the original windows. In the case of replacement sash and case windows, they should have an upper sash stepped out in front of the lower sash in profile with the meeting rails fully overlapping so that, when closed, the window is indistinguishable from a true sash and case window. Unlike in Listed Buildings, replacement windows in these cases may be made of new material including uPVC, and where not on front or prominent elevations may have different opening methods to the original windows.

Flatted properties and non-domestic buildings

26. Replacement windows requiring planning permission should replicate the appearance of the existing arrangement on the building, including the retention of any mullions.

In all cases

27. Where there are stone or timber pillars (mullions) separating windows grouped in twos or threes, these should not be removed. Where relevant, horns at the bottom of the upper sash should be retained. Vents on the window facings should be avoided. Transoms and astragals should be retained and project forward of the glass, and should reflect the original (normally relatively narrow) dimensions - under no circumstances will they be allowed between frames or double glazed units.

28. Windows to be replaced may themselves not be originals or may have been altered in some way: the removal of astragals, for example. Where possible a return to the original style of window should be carried out.

Re-roofing

32. Where re-roofing is undertaken using the same material or equivalent, the appearance of the roof will not be materially affected and a planning application may not be required. The decision on what constitutes ‘equivalent’ will depend on the circumstances in each case, e.g. what the existing roof covering is and what exists on other houses in the vicinity. On Listed Buildings and Conservation Areas, replacement as original will be expected. This includes not just the type of material e.g. slate, but also the size of the slate, its thickness, profile, texture and shading. In Townscape Protection Areas a modern roofing material may be permitted providing that it retains a traditional appearance e.g. artificial slates which still give a slated appearance (subject to satisfactory detailing). Anyone altering a roof covering is advised to contact the Planning Office as the decision on the ‘materiality’ of the alteration lies with the Council.

Demolition

33. There will be a strong presumption against demolition of Listed Buildings. Demolition of buildings will also generally not be permitted within Conservation Areas or Townscape Protection Areas. The Council encourages owners to seek new or alternative uses for buildings which are under threat, in terms of the policies of the Local Plan. Applications for permission to demolish building(s) will only be considered exceptionally:

1. where the building(s) has serious structural problems or some other serious physical reason which the Council is satisfied justifies demolition. The Council may request a report from a structural engineer.

2. where they are accompanied by a planning application, or full planning permission has been granted, for the redevelopment of the site on which it is proposed to demolish the building. Any redevelopment proposal must be considered to improve the townscape value of the area and must be satisfactorily designed in terms of this guidance. Planning conditions may be attached to any consent to ensure that buildings are not demolished until contracts are let for the redevelopment, in order to ensure that sites do not lie vacant for extended periods.

34. A lack of proper maintenance or neglect will not be a basis for allowing the demolition of building(s).

New buildings and replacement buildings

35. High standards of design will be required for new and replacement buildings. Applications for permission for new and replacement buildings will only be considered where they;

1. reflect the existing area’s architectural style, design and materials,

2. respect the plot size characteristics and character of the surrounding area ,

3. have regard, if relevant, to the footprint and scale of any existing building on a site, and

4. retain any trees and boundary walls.

Further information on new house developments is available in Guidance Note 5, “House Plot Developments”Changes of use

36. The Council will pay particular regard to proposed changes of use and the following will particularly be considered:-

1. the proposed use should not have an adverse impact on the character and amenity of the building or land and the surrounding area; and

2. the use is acceptable on planning grounds and complies with the Council’s policies for the area, (as contained elsewhere in the Local Plan) which will also include consideration of traffic issues, parking and signage.

Commercial buildings

37. . Shopfronts- the traditional appearance and dimensions of the shop should be preserved or reinstated. Timber shopfronts will generally be preferred in these areas.

38. Advertisements - Within Conservation Areas and on Listed Buildings, new advertisements on commercial and business premises must be properly related to the architectural design of the buildings on which they are displayed. Particular attention will be paid to the size of the lettering, and dignified styles should be employed with illumination generally restricted to lettering only. There will be a presumption against free standing advertisements and hoardings.

39. Canopies- On listed buildings no canopies will be permitted in any circumstance. Within Conservation Areas and Townscape Protection Areas, no canopies will be permitted on premises other than shops. Where shop fronts are concerned, traditional boxed blinds will be preferred whilst the pram hoods and rigid types will generally be unacceptable.

40. Further information on shopfronts, advertisements and canopies is available in other Local Plan Guidance Notes.

Satellite television antenae

41. Satellite dishes will not normally be permitted on Listed Buildings. Dishes may be permitted on out-buildings such as garages if they are inconspicuously located. There will be a general presumption against the installation of satellite dishes in Conservation Areas and Townscape Protection Areas unless they are effectively screened from public view and the amenity of the area is not adversely affected.

Tree Preservation Orders

42. Within conservation areas all trees are protected as if by preservation orders. Consent is thus required from the Council before any work on trees is carried out within these areas. Trees within the setting of listed buildings may also be preserved. A list of all trees covered by preservation orders is available for inspection in the Planning Offices in Bishopbriggs.

Grants

43 The Council’s Heritage Fund will be available, as and when funds allow, to assist with essential external repair and maintenance work which will visually enhance Listed Buildings and traditional buildings in Conservation Areas and Townscape Protection Areas. This will help offset the cost of traditional materials and methods of construction. In addition, for Westerton Garden Suburb, the Council along with Historic Scotland has established a Town Scheme which allows increased grant awards.

44. The Council is actively promoting a similar scheme for part of Old Bearsden Outstanding Conservation Area and in the long term plans to implement similar schemes for all Outstanding Conservation Areas throughout East Dunbartonshire.

45. Positive measures will be formulated, promoted and implemented as a means of stimulating awareness and the preservation or enhancement of Conservation Areas. Where funds allow, enhancement schemes will be drawn up and the active co-operation of residents will be sought to ensure their implementation.

CONSERVATION AREA DESCRIPTIONS

1. Baldernock Conservation Area

The Baldernock Conservation Area is one of the four rural conservation areas which were designated by Strathkelvin District Council. As such there are only a small number of buildings in the area. Two of these are listed buildings: the church and sawmill, and there are also two sites of archaeological importance. Trees make an important contribution to the landscape in this area, in particular the tree lined ridge above the church is a major visual feature.

This is a historical landscape and falls within the ‘Drumlin foothills’ Landscape Character Area as identified in the Glasgow and the Clyde Valley Landscape Assessment. This area generally is described in the Assessment as a distinctive undulating landform which is an area of transition from lowland areas to the rugged moorland hills of the Campsie Fells.

This conservation area is characterised by a tightly drawn boundary which is generally aligned with the curtilages of the various houses in the area such as Baldernock House, Kettlehill, Baldernock Mill and the Manse. The boundary is defined by natural features including woods and watercourses and was defined as such largely in order to afford some control over agricultural development in this area.

The Landscape Character Assessment identifies the need for landscape planning and management to conserve and reinforce the distinctive rural character of this area and in particular to conserve distinctive landscape features such as the ridge. Any development should therefore generally be of a small scale and carefully sited so as to maintain the intimate relationship of the buildings to the landscape of their period. Any new land uses which would result in the loss of traditional features or the introduction of new features should be resisted.

2. Bardowie Outstanding Conservation Area

The Bardowie Outstanding Conservation Area was designated by Strathkelvin District Council in 1977. It is a rural conservation area and as such there is a relatively small number of buildings in the area. Three of these buildings are listed: ‘Robinsfield’ (dating circa 1907), Bardowie Castle and ‘The Jaw’ which is an 18^th century cottage and barn. Also included is a small number of the older houses in Bardowie village which were built in the early 1900s. The central feature of the area is Bardowie Loch and the castle. The castle tower dates from 1566 with additions made from the late 17^th century. The castle is also a site of archaeological importance. Trees and hedges make an important contribution to the landscape in this area, for example the trees in the skyline to the north of the loch. These are in poor condition, however and additional planting is required. There are also a number of significant trees around the loch.

The boundaries of the conservation area are defined by landscape features. On the western side are a ridge and a number of smallholdings. The boundary was extended beyond the ridge to bring the smallholdings under control and to protect the ridge/skyline. There was also a need to afford some control over agricultural development in this area and to have control over the potential widening of the road through Bardowie. The main reason for designation of this area as a conservation area was however to protect the loch and its setting.

This is a historical landscape and falls largely within the ‘Drumlin foothills’ Landscape Character Area as identified in the Glasgow and the Clyde Valley Landscape Assessment although the southern-eastern part falls within the ‘Broad Valley Lowland’ area. The Landscape Character Assessment identifies the need for landscape planning and management to conserve and reinforce the distinctive character of this area and in particular to conserve distinctive landscape features. Any development should therefore generally be of a small scale and carefully sited and any new land uses which would result in the loss of traditional features or the introduction of new features should be resisted. In terms of the ‘Broad Valley Lowland’ part of the conservation area, the emphasis should be on ensuring that the design of new development respects traditional qualities, grey slate should be used in preference to tiles, and careful consideration should be given to the choice of building colours and materials.

3. Beech Road / Garngaber Avenye, Lenzie Conservation Area

The Beech Road / Garngaber Avenue Conservation Area covers two separate areas: the Beech Road section is located to the north of Lenzie and the Garngaber Avenue section is in the centre. Most of the properties date from the late 19^th and early 20^th century with a few post war and modern properties. The area is largely residential with a number of public buildings including school, hall, churches and shops located mainly in the Garngaber Avenue section. A number of the buildings in this area are also listed including St Cyprian’s Church, Lenzie Old Parish Church, gates at 9-11 Beech Road and ‘The Tower’ on Kirkintilloch Road. The houses are generally large stone built and two storey and are mainly detached. Most properties still have slate roofs and many original features have been retained e.g. decorative stone and ironwork and stained glass windows. Some houses still have the traditional timber windows but a sizeable number of householders have replaced these with new (mainly uPVC) materials and modern opening methods. A number of properties also have dormer windows in a variety of styles.

Most of the properties are in good condition and the traditional appearance and character of the area is largely retained with the exception of some 1950s-1970s unsympathetic infill developments. The Council will strive to retain the appearance of the original windows, fenestration and decorative features in this area and maintain the use of timber, stone and slate. There is also a need to control the shopfronts on Kirkintilloch Road as these are highly visible from this main road through Lenzie. It is therefore important that the design of new shopfronts reflect the conservation area status and serve to enhance the amenity of the area and not detract from it. In terms of the natural environment this area is characterised by large mature trees and hedging in spacious private gardens and along roads is a feature of this area. These are protected by Tree Preservation Orders and their retention is important in order to retain the established character and amenity of the area.

Overall this area is characterised by very large sandstone villas in large plots. Furthermore, trees and shrubbery are very important and make a significant contribution to the character and amenity of the area. Dormer windows are an issue as a number of properties have dormers and there is a variety of styles. Careful consideration will therefore need to be given to the scale and design of new dormer windows in order to ensure that the traditional character of the area is retained.

4 Cadder, Bishopbriggs Conservation Area

The Cadder Conservation Area is one of four rural conservation areas in East Dunbartonshire and as such there are few buildings within the boundary. Of the buildings which are in the area a number of them are listed including Cawder House, Cadder Mill (including stable blocks), Cadder Parish Church and Cadder Bridge and cottages. In addition there are several sites of archaeological importance and the line of the Antonine Wall runs through the area.

The boundary is largely defined by the canal in the north and Cadder Golf Course. A small number of residential properties in Cadder are also included. The area is heavily wooded (Cawder Wood) and is predominantly a policy landscape. Cawder House is also listed in the Local Plan as a designed landscape.

This is a historical landscape and falls largely within the ‘Broad Valley Lowland’ Landscape Character Area as identified in the Glasgow and the Clyde Valley Landscape Assessment. The Landscape Character Assessment identifies the need for landscape planning and management to conserve and enhance the diversity of the valley landscape and its component parts. Also highlighted is the need to encourage the conservation and management of policy woodlands to ensure their longevity.

There has been pressure for minerals development and residential development in this area in the past. There is however very little scope for new development in this area given the greenbelt location other than the canal related developments under policy TO 4A in the Local Plan. Applications for alterations to existing houses will therefore have to be dealt with on an individual basis.

5 Clachan of Campsie Conservation Area

The Clachan of Campsie Conservation Area includes the boundary of Ballencleroch House and the village of Clachan although it excludes the newer houses to the east of the village. The land to the far north-east was also included when the conservation area was designated in order to protect it against residential development.

The village is the historic core of the conservation area with a large number of stone and harled buildings with slate roofs. Within this core area there are a number of listed buildings including the ruin of the Old Parish Church, the Lennox Family vault (dated 1715), and Aldessan House (dating from 1830). In addition there are several sites of archaeological importance. Trees make an important contribution to the landscape as much of the area is heavily wooded, particularly round Ballencleroch House.

This is a historical landscape and falls largely within the ‘Broad Valley Lowland’ Landscape Character Area as identified in the Glasgow and the Clyde Valley Landscape Assessment. The Assessment identifies the need for landscape planning and management to conserve and enhance the diversity of the valley landscape and its component parts. Also highlighted is the need to protect the transitions between the valley floor and the surrounding hills and prevent developments which would obscure the inherent changes in character.

In terms of new development, the Assessment identifies the importance of visual integration of the village with the landscape as it is located on the valley side and is therefore visible from above. Careful consideration should therefore be given to the use of appropriate buildings colours and materials. In new residential development the emphasis should be on ensuring that the design of new development respects traditional qualities and character of the area. ‘Modern’ architectural additions should therefore be avoided. In relation to the woodlands, the Assessment identifies a need for their conservation and management in order to ensure their longevity.

6 Coltpark Avenue / Stuart Drive, Bishopbriggs Conservation Area

The Coltpark Avenue / Stuart Drive Conservation Area is a small area located to the south west of Bishopbriggs which was designated as a conservation area around the late 1970s. The houses in the oldest part of the conservation area date back to the late 19^th century with the remainder built around the turn of the century. It consists mainly of 1 and 1 ½ storey stone built cottages and houses some with rendered sides and rears. Most of the properties still have slate roofs although many householders have replaced the original timber sash and case windows. Most have retained the traditional window proportions but with new (mainly uPVC) materials and opening methods. A number of original features have been retained in this area including chimneys and ironwork fences. Most of the properties are in good condition and the traditional appearance and character of the area is largely retained. The Council will strive to retain the appearance of the original windows, including materials and proportions, in this area and maintain the use of stone and slate.

This area consists predominantly of stone villas with dormers and slate roofs. Properties are on a fairly small scale and houses are tightly packed. To retain the character of this area it is therefore important that new buildings reflect this traditional ‘cottage’ style and do not exceed 1½ stories in height.

7 Milngavie Town Centre Conservation Area

The Milngavie Town Centre Conservation Area covers a large area of central Milngavie. It consists primarily of retail units in the town centre but also covers some areas of residential properties and Milngavie railway station.

The town centre is a vibrant commercial centre dating from the 19^th century and consisting of a collection of Victorian and Edwardian buildings. The original buildings are two storey stone with slate roofs. A small number of the original buildings have, however, been replaced with more modern buildings. Many of the original windows have been replaced by modern materials in both shopfronts and in the residential properties above. Some shop owners have, however, returned to timber shopfronts in recent years and this is something which should continue to be encouraged when owners apply for permission for new frontages. Overall in the town centre there is a feeling of enclosure possibly largely due to the pedestrianised streets. There is also an interesting roofscape as although many of the buildings are two storeys, there is a variety of heights. Also of note in the town centre are a number of historical features such as the clock and war memorial.

In the areas which surround the town centre there are a number of areas worth noting. Firstly, Claremont Gardens is a small area of 1½ storey stone terraced houses built in the early 1900s with slate roofs, dormer windows and chimneys although some of the windows have been replaced with modern materials. Hedging is also an important feature. The second area is to the north east of the town centre built in the late 1800s. This area consists of a number of very large detached stone built two storey properties set in large grounds. Some of these properties are used for uses other than residential e.g. surgery and offices. Also in this area is Milngavie Primary school which dates from the late 1800s. The third area is the Kersland Drive / Strathblane Road area built in the early 20^th century. Kersland Drive is an area of 1½ storey detached houses with slate roofs and mainly timber windows. This area is characterised by tall hedges and trees, and prominent chimneys. On Strathblane Road there are a number of blocks of two storey stone built terraced flats with slate roofs. Some properties retain timber windows but many have replaced these with modern materials in a variety of styles and proportions.

This area is characterised by quality architecture in a variety of periods and much of the traditional appearance and character of the area is retained with the exception of some more modern developments. The Council will strive to retain traditional features such as slate roofs and timber windows, and will encourage the use of timber in replacement shopfronts.

8 Old Bearsden Outstanding Conservation Area

The Old Bearsden Outstanding Conservation area covers a large part of central Bearsden, including the town centre. The area is of archaeological significance as within it is a large section of the Antonine wall and the site of a Roman Bathhouse near the town centre. There are also numerous listed buildings.

The area covered by the conservation area boundary developed initially in the late 1800s from three small separate areas at Ledcameroch, New Kilpatrick and West Chapelton. By the turn of the 19^th century the Ledcameroch area had extended eastwards with the development of large detached two storey stone built houses in large plots and also smaller 1½ storey houses nearer the railway station. The northern end of Drymen Road had also begun to develop with a mix of detached and semi-detached stone built houses but smaller and in a more uniform pattern. In the area south of the railway it appears that houses were built in individual plots. As a result there is a mix of house types, styles and designs although generally properties are two storey stone built and are in large plots. There has, however, been some new building in this area which replaces the original development.

The town centre area was further developed in the early 1900s and consists of two storey sandstone terraced properties and slate roofs. Most of the windows are timber as are a number of the shopfronts. Much of the traditional appearance and character of the town centre is retained and there is a need to maintain careful control over new shopfront and signage design to ensure this remains the case. The residential areas surrounding the town centre also extended in the early 1900s. To the west of Drymen Road the Whitehill / Collylinn / Thorn Road area developed in a mix of styles and a mix of stone and harled properties. Further north in the Glenburn area development was slightly later with 1½ storey stone houses nearer Drymen Road and a mix of detached and semi-detached single storey houses with harled walls and tiles roofs further from the main road. Much of the area to the east of Drymen Road developed again as individual plots and there is a mix of styles, sizes, ages and designs. By the early 1900s most of the area was developed with the exception of a few small areas on the boundary. One of the last areas to be developed, in the 1930s, was the eastern-most area. Houses here are single and two storey harled (many painted) with tiled roofs in spacious plots with trees and hedges. Many properties also have walls and pillars.

Topography is significant over much of the conservation area with some streets elevated. There are also significant amounts of trees and hedges. These are protected by Tree Preservation Orders and their retention is important in order to retain the established character and amenity of the area. Overall this area is characterised by large stone villas with substantial garden plots, slate roofs, some large dormers and very specific streetscape therefore the key issue is in maintaining the individual character of each street.

9 Peel Park, Kirkintilloch Outstanding Conservation Area

The Peel Park Conservation Area is located to the north west of Kirkintilloch. The majority of the area is parkland but this is also an area of significant architectural and archaeological importance and a substantial number of the buildings in the area are listed. Most properties date from around the turn of the 20^th century although several are substantially older, particularly the Auld Kirk Museum building (1644). The building types, styles and uses vary greatly but many properties retain traditional slate roofs and timber windows. A number of properties, however, have replacement windows in new materials and with modern opening methods especially in the flatted properties. Most buildings are in good condition, with the notable exception of the town hall, and a number of properties have recently been refurbished or are currently being refurbished. The Council will strive to retain the traditional appearance of the buildings in this area especially timber windows and slate roofs.

There are a number of sites of archaeological importance in the area, the most important of which is the line of the Antonine wall and the site of the Roman fort which are Scheduled Ancient Monuments. Furthermore, the park itself is listed under ‘Designed Landscapes and Historic Gardens’ in the Local Plan. The trees in the park are generally large and mature and are an essential part of the character of this area. The topography of the park is also significant as it slopes up steeply from the road and at its highest point gives excellent views over to the Campsie Fells.

This area is characterised by the parkland and the substantial number of very historically important buildings. The buildings are varied in character and include community buildings, former farm buildings and an old tollbooth. Vernacular architecture is therefore very important in this area to preserve both the character and historical interest of the area.

10 South Lenzie Conservation Area

The South Lenzie Conservation Area is a large area located to the south west of Lenzie. The area is primarily residential and the majority of properties were built around the turn of the century when land was given freely by the Rail Board for the construction of commuting villas. There are a number of different styles and types of houses in this area, for example, ‘Arts and Crafts’ movement houses at Grove Park. It consists mainly of large detached stone built houses although there are also two blocks of terraced premises and a number of semi-detached properties.

There are a number of listed buildings in this area, the majority of which are two storey stone villas. Most houses still have timber windows and many retain slate roofs. A number of householders have replaced the original windows with modern materials but these are largely to the rear of properties. There are also a number of rear and dormer extensions, some of which are also of modern materials. Many houses in this area also have decorative features e.g. stained glass windows, decorative iron and original stone walling and pillars.

Generally properties are in a good state of repair and the traditional appearance and character of the area is largely retained with the exception of some 1950s-1980s unsympathetic infill developments, for example, yellow brick houses built in the 1980s. The Council will strive to retain the appearance of the original windows, fenestration and decorative features in this area and maintain the use of timber, stone and slate. In terms of the natural environment, large mature trees in private gardens are a feature of this area. These are protected by Tree Preservation Orders and their retention is important in order to retain the established character and amenity of the area.

Overall, the area is characterised by large villas with varied roof styles and a number of coach houses in some streets. Spaciousness is a key characteristic.

11 Tannoch, Milngavie Conservation Area

The Tannoch Conservation Area is located to the north of Milngavie and was designated in 1979. Although the area is residential, Tannoch Loch in the centre is a dominant man-made feature. A small number of properties date from the mid 19^th Century. In addition, two properties are listed buildings. Many houses date from the turn of the century around which time the loch was also developed with the remainder of the houses dating from the 1930s. The houses in this area are a mix of styles, types and sizes ranging from very large detached houses set in large grounds at Craigmillar Avenue, to small single storey detached and semi-detached houses at Montrose Gardens. The majority of properties are stone built although some have been harled and some painted. Many houses still have slate roofs although a number have been tiled. Many also retain timber windows although a number of householders have replaced these with modern materials in a variety of styles. A number of properties also have dormer extensions and/or side or front extensions, some of which are not in-keeping with the character of the buildings in the area. The Council will therefore seek to retain the traditional appearance of the houses in this area by encouraging extensions in the style of the original house.

Overall this area is characterised by high quality properties with an open layout, large spacious plots and individualised detailing on houses and a large number of mature trees. The area has three distinct characters. The oldest part of the area to the west of Mugdock Road where a number of the houses date from the mid 19^th century, and the area of houses built round the loch at the turn of the century are both characterised by stone houses with slate roofs. The 1930s plot developments in Craigmillar Avenue, however consists largely of harled properties with tiled roofs. The style and variety of extensions and dormers is an issue in this area.

12 Westerton Garden Suburb, Outstanding Conservation Area

The Westerton Garden Suburb Conservation Area is located in south Bearsden and was designated as an outstanding conservation area in December 1987. The houses in this area were designed by J.A. Grant and Raymond Unwin under the principle of the Garden Suburb Movement and were constructed 1913-1915 on a co-operative basis. The Garden Suburb is unique in Scotland. The houses are listed and are all in the same English cottage style: single storey with attic, grey harled walls and steep pitched slate roofs. On some houses the brickwork is exposed, for example on chimney stacks, and on some, timbers are exposed on gables. The majority of properties still have timber windows although there is a mix of proportions. In addition, many houses retain original wooden doors.

Streets are generally fairly narrow and the houses are mostly constructed in blocks giving a ‘close’ feel to the area. Topography is also significant with some streets raised up overlooking others. Privet hedges and harled gardens walls are also a feature of this conservation area. Most properties are in good condition although the windows in some properties are in need of repair.

Summary of the guidance
	LISTED BUILDINGS	CONSERVATION AREAS	TOWNSCAPE PROTECTION AREAS
Repair, not replace as first option.	Must	Must	Must
Materials to match original	Must	Preferred	Preferred
Opening method to Match the Original *	Must	Must - at the front and on prominent elevations Preferred – on inconspicuous elevations.	Preferred.
Astragals to match the original	Must	Must	Must
Transoms to Match the Original	Must	Must	Must
Retain All Mullions	Must	Must	Must
Air Vents not to be installed on the facings of the window frames.	Must	Must	Must

Built Heritage

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