4.2 Historic Environment

Back to Index

4.2.1 The residents of East Dunbartonshire value the built environment of the area, as confirmed through the Community Plan. There are many well-known assets which the community has inherited. These include scheduled ancient monuments such as the Antonine Wall, the Forth and Clyde Canal, many Listed Buildings and Conservation Areas.

4.2.2 In addition to these formally designated resources there is a huge wealth of locally important heritage all of which contributes to the character of the area. All aspects of the area’s historic environment are worthy of protection for the enjoyment of future generations, and this is a key aspect of the Council’s wider responsibilities for sustaining the environment.

4.2.3 The Council wishes to be proactive in encouraging the conservation, and where appropriate the improvement of buildings of heritage and conservation importance, and has established a Heritage Fund to assist developers and owners in meeting the additional costs involved in using traditional materials and craft skills.

4.2.4 Grants will be awarded generally based on a percentage of the cost of approved eligible works.

4.2.5 Additionally, a Town Scheme grant system is in place for the Westerton Conservation Area which is partially funded by Historic Scotland and allows increased grant awards to Conservation Areas classified as ‘Outstanding’.

4.2.6 The Council intends to designate part of the Old Bearsden Outstanding Conservation Area as a Town Scheme and in due course will consider such designations elsewhere.

HE 1 Heritage Fund

The Council may be able to offer discretionary grants for work required to repair or maintain Listed Buildings, properties within a Conservation Area or Townscape Protection Area and other archaeological and heritage buildings, where additional expenditure is required for the use of materials and skills which are necessary to retain the traditional character and appearance of the buildings.

The Council will continue to support the Town Scheme for the Westerton Garden Suburb Outstanding Conservation Area. It is proposed that a Town Scheme for part of the Old Bearsden Outstanding Conservation Area be set up within the life of this plan. The establishment of Town Schemes within the other Outstanding Conservation Areas will be considered.

4.2.7 The strongest protection is afforded to Scheduled Ancient Monuments and important Listed Buildings. Their character and appearance will be expected to be preserved or restored. The entire length of the Antonine Wall and Forth & Clyde Canal as it passes through the Plan area are Scheduled Ancient Monuments, along with other individual sites throughout the plan area.

4.2.8 As well as the line of the Antonine Wall, the setting is also very important in understanding the topology of the surrounding landscape and reasons why that particular line was chosen by the Romans. It is important therefore that the wider setting of the Wall is given protection. The Royal Commission on the Ancient and Historical Monuments of Scotland and the Strathclyde Sites and Monument Record identify numerous archaeological sites of regional or local importance. The Council will take into account the relative value and physical condition of all archaeological sites when considering future development proposals.

4.2.9 Where development is proposed, an archaeological investigation may be required, incorporating the analysis of any remains found and the publication of findings together with the deposition of the artefacts in an appropriate museum and the records in the National Monuments Record of Scotland. National Planning Policy Guideline 5 (NPPG 5) Archaeology and Planning provides further advice.

4.2.10 It is intended that a Burgh Survey be undertaken for Kirkintilloch. The Scottish Burgh Survey series is a detailed archaeological and architectural survey which is led by Historic Scotland in conjunction with the Council. This will seek to identify the archaeological, architectural and historic value of the town, characterising particular areas in terms of their built heritage and sensitivity to change. It is hoped that at a later stage Milngavie will also be subject to a Burgh Survey. Indicative boundaries of the Burgh Cores of Kirkintilloch and Milngavie are as shown on the Proposals Map.

HE 2 Management of Archaeological Heritage

The Council will promote where appropriate the provision of new and/or improved management arrangements, access and interpretation facilities at archaeological sites. This will in particular be along the line of the Antonine Wall and at appropriate locations along the Forth and Clyde Canal. Consultation with Historic Scotland and British Waterways regarding the latter will be undertaken in respect of these proposals.

The Council supports the immediate undertaking of a Burgh Survey of Kirkintilloch and will continue to promote that one be undertaken for Milngavie.

HE 3 Archaeological Heritage Protection

The Council will protect all Scheduled Ancient Monuments and other significant archaeological sites of regional or local importance from development which is considered to have an adverse impact. Regard will also need to be given by developers to archaeological resources present in the Burgh Survey Areas of Kirkintilloch and Milngavie

Assessment of development applications will also take into account the character and amenity of the setting of these archaeological resources, and in particular that of the Antonine Wall.

Development proposals on or close to an archaeological site, including the Burgh Cores may where appropriate require to be accompanied by an archaeological evaluation, including excavation, recording, analysis and publication of remains. Access to the development site must be allowed for a Council Archaeological advisor to undertake a watching brief of any evaluation or excavation where requested.

4.2.11 Listed Buildings are designated by the Scottish Executive and are categorised ‘A’, ‘B’ and ‘C(s)’. The strongest protection is afforded to Category ‘A’ which are recognised as being of national significance, but all require careful protection of exterior and interior features. The Council maintains a record of all Listed Buildings. The Scottish Minister’s lists of buildings of Special Architectural or Historic Interest are a living archive and changes can be made to their content. The Council or the public can on occasion recommend buildings to Historic Scotland for listing as appropriate or if they are considered to be under threat. The lists for East Dunbartonshire are due for a revision by Historic Scotland under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, and this should be underway in the near future. The review will re-assess all existing listings under the current criteria for listing and identify new candidates which may qualify accordingly. In considering proposals, reference will also be made to National Planning Policy Guideline (NPPG) 18 ‘Planning and the Historic Environment’ and the ‘Memorandum of Guidance on Listed Buildings and Conservation Areas’.

HE 4 The Listing of Buildings

The Council recommends that Historic Scotland should carry out a systematic re-survey of East Dunbartonshire with a view to revising and extending the List of Buildings of Special Architectural or Historic Interest. In the meantime, the Council will continue to recommend buildings to Scottish Ministers for listing as appropriate or if they are considered to be under threat.

HE 5 Listed Buildings

The Council will protect Listed Buildings and their settings from inappropriate development. There is a strong presumption against demolition of listed buildings. Alterations or extensions will only be permitted where they maintain or enhance the special architectural or historic qualities of the building and its setting (see Guidance Note 9 on Built Heritage). Where appropriate, the Council will invoke statutory action to protect Listed Buildings and structures.

In exceptional circumstances, where the Council is persuaded that the future of a Listed Building is threatened, as an alternative to statutory action, the Council may be prepared to consider development proposals which might not otherwise be acceptable in terms of normal planning criteria. In such exceptional instances it will be necessary to ensure the continued existence of the building without materially affecting the fabric and features considered to be of architectural or historic value. Equally, such proposals must not be to the detriment of the setting of the building or the amenity of the surrounding area.

In all cases the Council will not regard the deliberate neglect of a Listed Building to justify the application of a more flexible approach to development proposals. In the event of such instances the Council will take measures to secure the repair of the listed building through statutory procedures.

4.2.12 The Council will continue to protect the distinctive character of the buildings and environment within ‘Conservation Areas’ and what are now known as ‘Townscape Protection Areas’ (formerly known as ‘Special Control Areas’ in the Strathkelvin Area; and as ‘Townscape Policy Areas’ in Bearsden and Milngavie). These areas are considered to merit special consideration because of their architectural, townscape and landscape quality.

4.2.13 Conservation Areas are of greater importance, with their designation being recognised and supported by the Scottish Executive. The Council is required by legislation to identify areas which are of special architectural or historic interest which they wish to preserve or enhance, and to designate such areas as conservation areas. Conservation Areas can be given the title ‘Outstanding’ by the Scottish Executive which deems them to be of national importance. Conservation Areas vary in their reasons for designation, however all contribute to the character of East Dunbartonshire. Townscape Protection Areas cover locations that the Council recognise as being of heritage value and have a valued character and features which are worthy of retention, but which were not considered at the time of designation to merit Conservation Area status. The boundaries and status of all these areas will be reviewed during the life of this plan.

4.2.14 Approved Directions under Article 4 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 removing certain permitted development rights have been applied to the Conservation Areas and some of the Townscape Protection Areas, and these will be retained and vigorously implemented - see Appendix 2 for a listing of the areas so covered. Planning Guidance Note 9 on Built Heritage has been produced to assist developers with appropriate designs.

4.2.15 Some of the protected buildings, including those in conservation areas would however benefit from improvement and enhancement. We are within a ‘living environment’, such buildings are people’s houses and places of work, and the Council therefore encourage enhancements and improvements, provided that alterations are carried out sympathetically and in character with the building and the area. The Heritage Fund as explained above is available to assist with improvements.

HE 6 Reassessment and Enhancement of Conservation Areas and Townscape Protection Areas

Reappraisal of the Conservation Areas and Townscape Protection Areas, including their boundaries will take place through the life of this local plan, including the assessment of other areas which may merit such designation. In particular the Tannoch Conservation Area will be reappraised in order to include the Milngavie Reservoir complex. The Council will formulate and implement, as resources allow, schemes for the enhancement of the Conservation Areas.

HE 7 Conservation Areas and Townscape Protection Areas

Strict development control policies will be maintained in the designated Conservation Areas and the Townscape Protection Areas. Planning permission will only be granted where the proposed development would enhance or protect the character or appearance of the area concerned. High standards of design in developments will be expected which reflect the traditional appearance of the locality, and given their status, higher standards of design and use of materials will be required in the Conservation Areas (see Guidance Note 9 for further details). Outline applications for planning permission will not be entertained by the Council for proposed development within Conservation Areas.

Developments outwith a Conservation Area, but which could affect its visual setting, must also be sympathetic to the special character of the area.

There is a presumption against the demolition of buildings within a Conservation Area or Townscape Protection Area. Only where a building makes no, or little contribution to the character of the Area, or where it is demonstrated to be unsafe will the Council consider allowing demolition. Any replacement buildings, following demolition, should respect the character of the original building on the site and the area in general.

The approved Article 4 Directions which remove certain permitted development rights will be retained and the Council will seek to apply Article 4 Directions to those areas which are currently not so covered. All trees within conservation areas are protected as if they were under a Tree Preservation Order and Tree Preservation Orders apply in some of the Townscape Protection Areas.