conservation area law terraces conservation area appraisal · 1.2 the meaning of conservation area...

Conservation A

rea

Law Terraces Conservation Area Appraisal

Contents1.0 Introduction 1

1.1 DefinitionofaConservationArea 1 1.2 TheMeaningofConservationAreaStatus 2 1.3 ThePurposeofaConservationAreaAppraisal 3

2.0 Conservation Area Context 4

2.1 Current Boundary and Designation 5 2.2 Proposed Boundary Review 6

3.0HistoryandDevelopmentofLawTerraces 7

4.0 Character and Appearance 10

4.1 TopographyandStreetPattern 14 4.2 Listed Buildings 15 4.3 Movement and Activity 16 4.4 ViewsandVistas 17

5.0OpportunitiesforPlanningAction 18

5.1 StreetPatternandAlterationstoExistingBuildings 18 5.2 SurfaceMaterials 19 5.3 UtilitiesandAmenities 19 5.4 Trees 20 5.5 StoneBoundaryWalls 21 5.6 MaintenanceofProperties 21 5.7 BuildingFrontages 23

6.0 Local Planning Context 24

6.1 Policy48:ListedBuildings 24 6.2 Policy49:DemolitionofListedBuildings 25 and Buildings in Conservation Areas 6.3 Policy50:DevelopmentinConservationAreas 25

7.0MeasurestoProtectandEnhanceEssential 26 Character

7.1 DundeeHistoricEnvironmentTrust 26 7.2 WindowsandDoors 26 7.3 Maintenance 27

8.0ConservationStrategy 28

9.0MonitoringandReview 29

Appendices

Appendix A - Proposed Boundary Review

Appendix B - Views and Vistas

1.0 Introduction The Law Terraces Conservation Area nestles on thesteepslopesofDundeeLaw.Imposingneo-classical villas are sited on the lower slopes while terracesofsmallerhousesfromthelate19thcenturypredominate towards the summit.

This document will analyse the character and appearanceoftheLawTerracesConservationArea, assess any potential boundary changes and aimtoprovideameansofguidancetowardsthepreservationoftheConservationArea.Itwillalsohighlightanyopportunitiesforplanningactionandaddressmeasuresforenhancement.

1.1 DefinitionofaConservationAreaAConservationAreaisdefinedbytheScottishGovernment,withinSection61ofthePlanning(ListedBuildingsandConservationAreas)(Scotland)Act1997as;“Anareaofspecialarchitecturalorhistoricinterest,thecharacterorappearanceofwhich it is desirable to preserve or enhance.”

The1997ActmakesprovisionforplanningauthoritiestodeterminewhichpartsoftheirlocalemeritsConservationAreastatus.Dundeecurrentlyhas17ConservationAreas,allofwhichhaveindividualanddistinguishing characters which the Council aim to preserve or enhance.

1

Dudhope Terrace looking west

“Anareaofspecialarchitecturalorhistoricinterest,thecharacterorappearanceofwhichitisdesirabletopreserveorenhance”

2

1.2 TheMeaningofConservationAreaStatusIn a Conservation Area it is the buildings and the spacesbetweenthemthatareofarchitecturalor historic relevance, which along with a number ofadditionalfactors;contributetotheindividualpersonalityofeachdesignation.ThepurposeofaConservationAreaistoensurethatnewdevelopment or alterations will not negatively impactontheexistingcharacterofanarea.Conservation Area status does not mean that new developmentoralterationsarenotacceptable;inactualfact;thedesignationisusedasamanagementtoolforfuturedevelopments.Thistoolcanbeusedtoguidetheproductionofhighdesign quality and to ensure the preservation orenhancementofthespecialcharacterandappearanceofthearea.

Conservation Area designation also reduces the limitsofPermittedDevelopmentrights(i.e.thosenot requiring planning permission). The reduction in Permitted Development rights allow Dundee City Council to monitor changes within the boundaries oftheConservationAreamorecloselyandultimatelysteerahigherlevelofprotectiontowardstheoverallappearanceofthearea.

TherestrictionofPermittedDevelopmentmeansthatminorworkssuchaswindowanddoorreplacement, external painting and stone cleaning, erectionoffences,gatesandporchesetc.,requirePlanning Permission.

Semi-detatched villas

“ThepurposeofaConservationAreaistoensurethatnewdevelopment or alterations will not negatively impact on

theexistingcharacterofanarea”

3

1.3 ThePurposeofaConservationAreaAppraisalA Conservation Area is dynamic and constantly evolvingandthereforeitisessentialtoreviewandanalyseitscharacter.Thepurposeofaconservationareaappraisalistodefinewhatisimportantabouttheareas’characterandappearanceinordertoidentifyitsimportantcharacteristicsandspecialfeatures.

PartofthefunctionofthisappraisalistoassisttheCity Council when carrying out its statutory planning function.Itwillactasamaterialconsiderationinthedeterminationofplanningapplications,providesupportforArticle4DirectionsandhelpguidethedevelopmentofDesignGuidesandDevelopmentBriefswithintheconservationarea.

ThisappraisalsetsoutanumberofproposalsfortheenhancementoftheConservationArea;arolehighlightedandsupportedbyScottishPlanningPolicy in regards to the historic environment. The policystatesthat,“Proposalsfordevelopmentwithinconservation areas and proposals outwith which will impact on its appearance, character or setting, should preserve or enhance the character and appearanceoftheconservationarea.Proposalsthat do not harm the character or appearance oftheconservationareashouldbetreatedaspreservingitscharacterorappearance.WherethedemolitionofanunlistedbuildingisproposedthroughConservation Area Consent, consideration should be giventothecontributionthebuildingmakestothecharacterandappearanceoftheconservationarea.Whereabuildingmakesapositivecontributionthepresumptionshouldbetoretainit”(SPP,2014).

TheguidancefromtheScottishExecutive,containedwithinPAN71ConservationAreaManagement,highlights that ‘conservation area designation alone willnotsecuretheprotectionandenhancementofconservation areas. Active management is vital to ensurethatchangecanbeaccommodatedforthebetter.’

Theoverarchingaimofthisappraisalistodrawouttheelementsthatcontributetothe‘character’oftheconservationareaandprovideameansofguidancetowards its overall protection and enhancement.

Property within private garden

Former Dundee Royal Infirmary building

“AConservationAreaisdynamicandconstantlyevolvingandthereforeitisessentialtoreviewandanalyseitscharacter”

4

2.0 Conservation Area ContextThe Law Terraces Conservation Area is located closetothecentreofDundeeonthesteepslopesoftheLaw,anextinctvolcanoonandaroundwhich, Dundee is centred. The area is characterised byastrongsenseofenclosure,createdinpartbythe steep narrow roads and high stone walls which linktheterracestogether.

Looking up Constitution Street

Traditional stone properties and urban greenery

“Theareaischaracterisedbyastrongsenseofenclosure,created in part by the steep narrow roads and high stone

wallswhichlinktheterracestogether”

5

2.1 Current Boundary and DesignationTheboundaryoftheConservationAreaislocatednorthofDudhopeTerraceencompassingtheoriginalDudhopeHouseinthewestandthepropertiesofAlbanyTerraceandAdelaideTerraceandsouthofAdelaide Place. The Law Terrace Conservation Area wasdesignatedonthe8thofJuly1991.

SeeFig.1whichshowsthecurrentboundaryoftheLaw Terraces Conservation Area.

figure 1 - Law Terraces Conservation Area Boundary

“The Law TerraceConservationAreawasdesignatedonthe8thofJuly1991”

6

2.2 Proposed Boundary ReviewAspartofalltheConservationAreaAppraisals,DundeeCityCouncilaretaskedwithreviewingtheboundaryofeachConservationArea,andwhereapplicable,suggestingareasforinclusionthatareinkeepingwiththecharacterandappearanceoftheConservation Area or have the potential to impact on its unique setting.

AtpresenttheperimeteroftheConservationAreaisfittingandappropriatetopurpose,howeverthereare minor adjustments to the current boundary whichhavebeenidentifiedandsuggestedforreview.

SeeAppendixAformoredetailonthesechangestothe Law Terraces Conservation Area boundary.

“Dundee City Council are tasked with reviewing theboundary of each Conservation Area, and where

applicable,suggestingareasforinclusion”

7

3.0HistoryandDevelopmentofLawTerraces

The Law Terraces Conservation Area is situated in Dundee,terraceduponthesteepslopesofTheLaw.Dundeehasgrownfromafishingandtradingportto a world leader in the textile industry during the industrial revolution. It is now the modern vibrant city that we see today.

The Law Terraces Conservation Area is located on anareathatwasoriginallypartoftheDudhopeCastleEstate,homeofthehereditaryConstablesofDundee,theScrymgeours.ItlaterpassedintothehandsoftheJacobiteleaderJohnGrahameofClaverhouse,thefamous‘BonnieDundee’whowaskilledattheBattleofKilliecrankiein1689.Dudhope Castle, situated outwith the conservation area boundary to the south, was built in the early 17thcentury.Priortoitspresentuse,DudhopeParkand Castle had been used as a military base. In 1795aleasewastakenbytheOrdnanceOfficefortheCastleandtheParkofDudhopeforaperiodof95years.TheCastlewasusedasabarracksfrom1796to1879whereitceasedbeingusedbythearmyin1881.TheCastleisnowusedasofficeaccommodation by Dundee City Council.

View from the Dudhope Castle Dudhope Castle

“The Law Terraces Conservation Area is situated inDundee,terraceduponthesteepslopesofTheLaw”

8

The1840swereyearsofdepressioninDundeewherefewbuildingsofnotewerebuiltuntiltheendofthedecade.Setinsubstantialgrounds,DudhopeHousewasbuiltin1849andreflectedthestartofapromising economic recovery. The house, 2 storey andin17thCenturyScotsstyle,wasbuiltforRichardGardinerofDudhopeonthesiteofandpartlyincorporatingthelate18thcenturyhousethatsupplanted Dudhope Castle.

Whenaneconomicupturncamealong,attentionwasfocusedtowardstheslopesoftheLaw.Severalschemeswereproducedtocoverthehillin neo-classical villas however only a small portion ofthesegrandschemeswereconstructed.ThedevelopmentoftheslopesoftheLawwasoriginallyduetothemovementofthewealthiermiddle-classesawayfromthemedievalcoreofDundeeintheearlypartofthe19thcenturywherethecitywasexperiencingovercrowdingandfearofdisease.DevelopmentalsobenefitedfromtheintroductionoftheDundeetoNewtyleRailway,which cut through the area.

UnlikemanyotherScottishCitiesthismovementawayfromthemedievalcoredidnottaketheformofanewtown,butinsteadremainedwithintheconfinesofthecityasasuburb.TheConservationArea has been set out in a grid-iron pattern similar to other new town developments within this period. Theareahasaunifiedfeelbutithasevolvedovertheperiodofacentury.

The Law Terraces Conservation Area in its present formdevelopedduringtheVictorianera.Therewere many aborted schemes during this time to developtheslopesoftheLaw.Evidenceofthiscan be seen in numbers 2 and 3 Dudhope Terrace, two near identical neo-classical villas designed byGeorgeAngus.ThefamousDundeeengineersJamesandCharlesCarmichaelalsobuilttheirhomes at No’s 10 and 11 Dudhope Terrace. They wereresponsibleforbuildingthefirstlocomotivesto run on the Dundee and Newtyle Railway and

“thismovementawayfromthemedievalcoredidnottake the form of a new town, but instead remained

withintheconfinesofthecityasasuburb”

9

theenginesfortheearlysteamdrivenTayFerries.Another Dundee engineering duo, the Thompson brothers, owned properties at No’s 3 and 4 SomervillePlace.ThemajorityofthedevelopmentontheslopesoftheLawtookplacefromthe1850’sonwardsuntiltheearlypartofthe20thcentury.

AlthoughthemajorityoftheLawTerracesConservation Area has remained the same throughout the years it has also seen the introductionofnewdevelopment,particularlynewerstyle housing and larger scale medical institutions surrounding Dudhope House and gardens. There hasalsobeenachangeofusefromsomeofthelargeresidentialvillastoformbusinessessuchasaccountancies,dentalpracticesandotherNHSrelated uses. These examples are mainly contained withintheareaofDudhopeTerrace.

figure 2 - 1902 Historic Map

10

4.0 Character and AppearanceThecharacterandappearancearebothkeyelements to be considered when appraising a Conservation Area. Law Terraces Conservation Areahasbeenidentifiedashavingparticularaspectsofhistoricorarchitecturalinterestwhichare important to the area’s character, and are important to preserve and enhance. This section shall analyse the main elements that contribute to thecharacterandappearanceofLawTerracesConservation Area whilst establishing its value within thewidercontextofDundee.

The Law Terraces Conservation Area is characterisedbythelongrowsoflarge2andahalfstoreystonebuildingswhichareenclosedbyhigh stone boundary walls or lower walls supported by tall hedges and/or railings. Many roads within the Conservation Area are narrow and bounded bythesetallwallsthereforeemphasisingasenseofenclosure.ThelanduseoftheConservationAreaismainlyresidential;howeverthereareanumberofofficeandbusinessrelateduseslocatedalongDudhopeTerrace.ThesearegenerallyNHSorotherhealthcarerelatedpractices.Theimpactofthischangeofusehasbeenminimalintermsoftheeffectonthebuildings’exterior.

Theplotsizeanddensityofbuildingswithintheareais mainly very low. The villas, some detached and others semi-detached are generous in proportion andaresetoutinfairlysubstantialgroundsgivingtheareaasuburbanfeel.Thepropertiesarecharacterised by their high stone boundary walls andmaturegreenerywheresomeofthevillascanonly be seen through gaps in their boundaries. The gardensofthepropertiesintheConservationAreaare generally quite large.

Long rows of large scale villas

Residential to business change of use

Large impressive villas

“Thevillas,somedetachedandotherssemi-detachedare generous in proportion and are set out in fairly

substantial grounds”

11

The buildings have been set out centrally in large plots,whichaffordthemalargegardenareatothefrontandrearoftheproperty.Thegardenstothefronttendtobeverysteepslopingwhichisamaincharacteristicofthearea.

The properties occupy elevated positions upon the Lawgivingthemasenseofgrandeurwhilstalsoadding character to the area. The storey height ofthebuildingsrarelyrisesabovetwostoreysandonlyafewofthebuildingsarethreestoreys.Amaincharacteristicoftheareaisthewaythevillasareterraceduponthehillwheresomeofthemlooklikesmallcottagestowardstherearyetlookingfromthefronttheyarelargeimpressivevillas.ThisisduetothesouthwardlyslopeofthelandwhichthereforeaddsauniqueelementofcharactertotheLawTerracesConservationArea.TheviewsoverlookingthecitycentreandtowardstheTayandfurthertoFifeareauniquefeatureoftheareaaswellashavinggreataccess to the Law.

ThearchitectureoftheLawTerracesConservationAreareflectsthatofthetimeitwasdeveloped.Theearliestarchitecturalstylesrangefromtheneo-classicalstyleofarchitectureofthe1840’stotheArtsandCraftsstylefromtheturnofthelastcentury.

High stone boundary walls and greenery

Traditional dormer windows and modern balcony

Boundary railings replaced with timberPainted quoins, windows and doors

“The earliest architectural styles range from the neo-classical styleofarchitectureof the1840’s to theArts

andCraftsstylefromtheturnofthelastcentury”

12

The predominately residential buildings are characterisedwithtraditionalslateroofs,boundarywallsandmaturetrees.WithintheConservationArea there are many unique villas where the properties are characterised by their entrances detailed with columns, capitals, iron balustrades andquoins.Theexistenceofpaintedquoins,windowsanddoorshelptocreateasenseofunitybetweenthedifferentstreetsthereforecontributingtotheoveralltownscapeofthearea.

The properties within Law Terraces have manyfamiliarcharacteristicswhicharefoundthroughout the Conservation Area such as sash and case windows, cast-iron rainwater goods and balustradeswheremanyofthebuildingspossessfineneo-classicaldetailingaroundopeningsandatrooflevel.Intermsofbuildingfrontagecolourand texture, the general appearance and colour paletteofthearearangesfromabrowntogreywith painted quoins and columns, a distinguishing featureoftheoverallarea.

Theboundarywallsofthepropertieswithintheconservationareamakeasignificantcontributiontoitsoverallcharacter.Thewallstothefrontofthebuildings tend to be low and to the rear they are taller. This gives the area distinct character.

AnotherrepresentativefeatureoftheConservationAreaisthehighlevelofurbangreenery.Thematuregreenery within the Law Terraces Conservation Area is wholly situated within private garden space, either visible through gaps in property boundaries orininstanceswherethegreeneryeitherformspartoforoverhangstheperiphery.Thegroundssurrounding Dudhope house are located on theeasternedgeoftheConservationAreaandmakeasignificantcontributionintermsofopenspaceandpresenceofmaturetrees.However,thegroundsareprivateandthereforecannotbeaccessedbythepublic.DudhopeParkisa

Roof detail and traditional windows

Garages built into boundary walls

Elevated level of urban greenery

“The mature greenery within the Law TerracesConservation Area is wholly situated within private

garden space”

13

VictorianParkandwhilstitdoesnotfallwithintheboundaryoftheLawTerracesConservationArea,itdoesmakeasignificantcontributionintermsofitsamenity value, open space and its mature planting.

Mostofthetraditionalstonekerbinghasbeenretained throughout the Conservation Area where thereisalsoevidenceofstonesetts.Thisaddsdistinct character to the Law Terraces streetscape. Thehistoriclayoutwiththeexistenceofnarrowstreets,sharpcornersandtraditionalsurfacesagainadds character to the area.

DudhopeTerraceisboundedbyDudhopeParktothe south and Dudhope House and gardens to the west. Lining the street, large impressive villas stand insubstantialgardenspacewherethemajorityofthepropertieshaveseenachangeofusefromresidentialtoofficespace.Theroadiswideandhas mature greenery on either side which adds to itsgrandeur.TheOldInfirmaryissituatedsouthofDudhope Terrace outwith the conservation area boundary.

Albany Terrace

Traditional gate piers Screened by urban greenery and boundary walls

“DudhopeTerraceisboundedbyDudhopeParktothesouth and Dudhope House and gardens to the west”

14

Albany Terrace is a long road lined with large scale villas. The properties are situated closer together thanthatofDudhopeTerracebutremainequallyimpressive. To the south west lies Dudhope House and gardens where a high boundary wall is situated.Totheeast,thesouthsideoftheroadisboundedbywallswithgaragesandbackdoorsforthe properties situated within Douglas and Panmure Terraces.

Adelaide Terrace, Douglas Terrace and Panmure Terrace are all lined with large villas. The roads here are narrower yet still retain high boundary walls to the south.

ConstitutionStreetisasteeproadwithnarrowresidential lanes to either side. The road leads into ConstitutionRoadwhichactsasoneofthemaingateways to the Law Terraces Conservation Area.

4.1 TopographyandStreetPatternThestreetpatternoftheLawTerracesConservationAreaisdominatedbytheexistenceofagridironlayoutofthemainstreets.Thesestreetsarethenconnected via steep narrow lanes due to the steep topographyofthearea.ThevillashavebeenlaidouttomaximiseviewstowardstheTayandfurthertoFifeyetalsotoremainsouthfacing.

Typical grid iron layout

“The street pattern of the Law TerracesConservationAreaisdominatedbytheexistenceofagridironlayout

ofthemainstreets”

15

4.2 Listed BuildingsLaw Terraces Conservation Area contains a number ofbuildingswhicharelistedbyHistoricScotlandfortheir special architectural or historic interest.

A building’s listing covers its interior, exterior and ‘any objectorstructurefixedtoabuilding’orwhichfallswithinthecurtilageofsuchabuilding,formingpartofthelandsincebefore1July1948.Thealterationorremovalofanyfeatureorfixturesrequireslistedbuilding consent.

BuildingsarelistedbyHistoricScotlandin3categories- A, B and C. Category A listed buildings areofanationalorinternationalimportance.CategoryBlistedbuildingsareofaregionalimportance.CategoryCbuildingsareoflocalimportance.

SeeFigure3whichindicatesthelocationofListedBuildings within the Law Terraces Conservation Area.

figure 3 - Listed Buildings

Dudhope House and gardens

16

4.3 Movement and ActivityDudhope Terrace is a busy road which runs along thesouthernboundaryoftheconservationarea.ItfeedsintoDrummondStreetwhichisalsoquitebusy. The remaining roads within the Conservation Area are generally much quieter due to their predominately residential use.

Parkingprovisionisanissuewithintheconservationarea due to its close proximity to Dundee city centre.Thereisalsopressureonsomeofthestreetsforadditionalparkingasaresultofmultiplecarownerhouseholds.Aconsequenceofthishasleadtothelossofgardenspaceandbreachesinboundary walls, which in turn has impacted on the characteroftheconservationarea.

figure 4 - Movement & Activity

Introduction of garages within boundary walls

17

4.4 Views and VistasTerracedandsouth-facing,thelayoutofthebuildings in the conservation area maximise views towardstheTayandfurthertoFifebutalsoinsomecases towards Dudhope Castle. There will be a presumption against development that detracts fromtheseviews.

SeeAppendixBformoreinformationonviewsandvistas within the Law Terraces Conservation Area.

View down Constitution Road

“Terracedandsouth-facing,thelayoutofthebuildingsin the conservation area maximise views towards the

TayandfurthertoFife”

18

5.0 OpportunitiesforPlanningActionTheprinciplefocusofplanningactionwithintheLaw Terraces Conservation Area is to preserve and enhancethecharacterandappearanceofthearea.Applicationsforinappropriatedevelopmentsor alterations that will negatively impact on the characterandappearanceoftheConservationAreashallberecommendedforrefusal.BestpracticeguidancebyHistoricScotlandandotherbodiesshallbetakenintoconsiderationaspartofthepreservationofthecharacteroftheLawTerraces Conservation Area.

WiththeaidofplanningactiontheConservationArea has adapted relatively well to change where this can be seen through the sympathetic restorationandupgradingofmostbuildingsandtheconsideratedesignanddetailingofnewdevelopments.

5.1 StreetPatternandAlterationstoExistingBuildingsThestreetpatternoftheLawTerracesConservationAreaisakeycontributortoitsoverallcharacter.Itisthereforeessentialthatanydevelopmentwhichinvolves any alteration to this layout is strongly discouraged to help retain the original streetscape. Extensionstopropertiesshouldbesympathetictowards the conservation area and not be detrimentaltothecharacterofeachindividualproperty.Beforeworkscommence,guidanceshouldbesoughtfromDundeeCityCouncil’sDevelopmentManagementsectiontoseekadviceonwhethertheworkswouldrequireplanningpermission.

Adelaide Place

“The street pattern of the Law TerracesConservationAreaisakeycontributortoitsoverallcharacter”

19

5.2 SurfaceMaterialsThestreetsurfaces,atpresent,areinrelativelygood condition and their replacement is not expectedsoon.EvidenceoforiginalstonekerbingandsomeexamplesofstonesettscanbeseenthroughouttheConservationArea;however,thereisalsoevidenceofinsensitiverepairworks.Wherepossible,reinstatementofhistoricmaterialswouldbe encouraged within the conservation area and removalofanyhistoricmaterialswouldbedeemedunacceptable.

5.3 Utilities and AmenitiesWorkscarriedoutbyamenitycompaniesandbystatutorybodiesmusthaveregardforthecharacteroftheconservationarea.Cablesandpipeswhichrunovertheoutsideofwallsdetractfromboththeappearanceofthewallandoverallconservationarea.Theinstallationofpipesandcablesshouldbehiddenfromview,andinaccordancewithguidancesetbyHistoricScotland.

Thelocationoftelevisionaerialsandsatellitedishes should be placed discretely to minimise theirimpactonthebuildingandcharacteroftheconservation area. Detailed advice on best practice onthelocationofsatellitedishescanbeobtainedfromDundeeCityCouncil’sCityDevelopmentDepartment.Theadvicesetoutforsatellitedishescan be applied equally to television aerials.

Stone setts

“Works carried out by amenity companies and bystatutorybodiesmusthaveregardforthecharacterof

the conservation area”

20

5.4 TreesTreesmakeupakeycomponentofthecharacteroftheLawTerracesConservationAreawherematuretreescollectivelymakeasignificantcontributiontotheoveralllookofthearea.

The grounds surrounding Dudhope house are locatedontheeasternedgeoftheconservationareaandmakeasignificantcontributionintermsofopenspaceandpresenceofmaturetrees.Howeverthegroundsareprivateandthereforecannot be accessed.

Itisanoffenseforanypersontocut,lop,top,uproot,wilfullydamageordestroyanytree,unlesssixweeksnoticehasbeengiventotheCouncil’sCityDevelopmentDepartment.TheownerofthetreemustsubmitaTreeWorkNoticeApplicationandawaitwrittenconsentfromtheCouncilpriortoundertakingsuchworks.ApplicationformsareavailabletocompleteonlinefromtheCouncil’swebsite, or alternatively requests can be made in writingtotheDirectorofCityDevelopment.ThisgivestheCounciltimetoconsidermakingaTreePreservationOrder.Theseexistforindividualorgroupsoftreeswhichareseenasgivingamenityvaluetothecommunity.Thefellingorloppingoftrees which are subject to a Tree Preservation Order alsorequiresconsentfromtheCityDevelopmentDepartment.

‘Trees:AGuidetoPlanningLegislationandBestPractice’ is available to view online at www.dundeecity.gov.uk

Mature trees forming boundaries

“Treesmakeupakeycomponentofthecharacterofthe Law Terraces Conservation Area”

21

5.5 StoneBoundaryWallsLawTerracesretainsaprivatefeel,characterisedby its stone boundary walls and mature trees. Manyofthepropertiesremainpartiallyhiddenfrompublicview.BoundarywallsareanimportantfeatureoftheConservationArea;howeverthereisevidenceofpoorrepairs.Therepointingofboundarywalls must be carried out using an appropriate lime based mortar which shall closely match the characteristicsoftheoriginal.Alterationsshallberequired to be in accordance with the guidance establishedbyHistoricScotlandandDundeeCityCouncil’s ‘BREACHESINBOUNDARYWALLS Policy andGuidanceforDundee’sListedBuildingsandConservation Areas.’

5.6 MaintenanceofPropertiesWallsTheuseofinappropriatematerialposesalongtermthreattotheintegrityandconditionofthebuildings,andtothecharacteroftheconservationareaasawhole.

Therepointingofwallsmustbecarriedoutusinganappropriate lime based mortar which shall closely matchthecharacteristicsoftheoriginal.Wherenewstoneworkneedstobeindented,itwillmatchascloselyaspossibletheoriginalstone.Stonecleaningisnotdesirableduetothedamagingeffectsthatitcanhaveonstoneworkandwillbeactivelydiscouraged.

Therehasbeenpartiallossofboundarywallswithintheareamainlyduetothecreationofnewaccesspointsbeingformed.Thishasfacilitatedtheerectionofgaragesand/orparkingspacesinsomeinstances.Anyremovalofboundarywallsforprovisionofparkingspacesoranyotherusewillnotbeacceptable. According to Dundee City Council’s Policy Guidance on breaches in boundary walls, openingswillnotbepermittedwhichadverselyaffecttheamenityorcharacterofaconservationarea.

Sensitive wall repair

“Theuseof inappropriatematerialposesa long termthreattotheintegrityandconditionofthebuildings”

22

RoofsThemajorityofthebuildingsintheconservationarea retain their original slates. There has been a lot ofworkcarriedouttomanyoftheroofshoweverthis action has mainly related to the repair and replacementofleadwork.

Any repair or replacement should be carried out inoriginalmaterials,suchasScottishslateandlead, in order to preserve the contribution that thesematerialsmaketothecharacteroftheconservation area.

ChimneysTheareahasseenmanyofitschimneypotsreplaced.Thishasleadtomanydifferentexamplesofmodernchimneypotswithinthearea.Chimneysareaprominentfeatureonabuildingandwithinthe Law Terraces Conservation Area overall. As suchauniformedapproachwillbetakentotheirrepair and replacement.

IronworkTherearemanygoodexamplesofhistoricironworkwithintheconservationarea,namelyironworkassociatedwithitsproperties.Althoughsectionsoftherailingsstillremain,themajorityofthemhavebeenremoved,someduringtheSecondWorldWaras a patriotic gesture and others due to disrepair.

Preservationofexistingironworkwillbefavouredwhere it is vital to the overall character and appearanceofthearea.Anyremovalofhistoricironworkwillbeactivelydiscouraged.

Rainwater GoodsTherehasbeenahighdegreeofreplacementoftraditional rainwater goods. This includes gutters, down-pipes and hoppers. These replacements have resulted in new modern materials being used such as PVC.

Traditional ironwork

Roof detail and chimneys

“Preservationofexistingironworkwillbefavouredwhereitisvitaltotheoverallcharacterandappearanceofthearea”

23

There will be a presumption that the traditional historic rainwater goods be retained and repaired beforetheprincipleofreplacementisacceptable.There is also a presumption that any replacement rainwater goods should be in a traditional material andthisshouldmatchthedesignoftheoriginaldetailingandcolourschemeoftherelevantproperty.

5.7 BuildingFrontagesThecharacterandappearanceofconservationareasaremadeupoftheindividualbuildingsandthespacesbetweenthem.Abuilding’sfrontageismadeupfromanumberofcomponentse.g.construction materials, architectural style, individual detailing, windows and doors.

AlterationstothebuildingfrontageswithintheConservationAreashallrequirecarefulconsideration towards character, where minor changes to windows and doors can have a detrimental impact on its appearance.

Itisofparticularimportancethatanytraditionalsash and case windows be repaired rather than replaced in order to retain the original character ofthebuildingfrontage.Ifreplacementistheonlyoptionthenitisfavourablethatalikeforlikewindowreplaces the damaged window. This principle can also be applied when repairing or replacing doors.Wherethereisanapparentstateofneglectordisrepairtoanyelementofabuilding’sfrontage,sympathetic treatment to restore the original characterofthebuildingistobeencouraged.

“The character and appearance of conservation areasaremade up of the individual buildings and the spaces

between them”

24

6.0 Local Planning ContextThis Conservation Area Appraisal will act as supplementary planning guidance to the Dundee Local Development Plan 2014. The main policies contained within the Local Plan relating to the historicenvironmentare:

6.1 Policy48:ListedBuildingsa) Alternative Uses

Suitablealternativeuseswillbeconsideredforlisted buildings where this is necessary to secure theirfuture.Anyadaptationofthefabricmustbeundertakencarefullyandsensitivelyandhaveminimum impact on the architectural and historic interest,characterandsettingofthebuilding.Adetailedjustificationstatementshallberequiredtobe submitted to support an application proposing an alternative use.

b) Alterations to Listed Buildings

Thealterationofalistedbuildingwillonlybeacceptable where the proposals have regard tothepreservationorenhancementofitsarchitectural or historic character. Alterations will notbepermittedwheretheworkswoulddiminishthearchitecturalintegrityofthebuildingoritshistoricinterest.Adetailedjustificationstatementshallberequiredtoaccompanyanapplicationforalterations to a listed building.

“Suitable alternative uses will be considered for listedbuildingswherethisisnecessarytosecuretheirfuture”

25

6.2 Policy49:DemolitionofListedBuildingsand Buildings in Conservation Areas

Applicationsforthedemolitionofalistedbuildingoranunlistedbuildingthatisworthyofretentioninaconservationareamustbefullysupportedbyreportsontheconditionandmarketinghistoryofthebuildingalongwithafeasibilitystudywhichexplorestheviabilityofretainingthebuildinginactiveuse.ApplicationsfordemolitionshallberequiredtobeinaccordancewithHistoricScotland’s‘ScottishHistoricEnvironmentPolicy’.

Wherethedemolitionofabuildingisacceptable,applications must be supported by acceptable proposalsfortheredevelopmentortreatmentofthecleared site.

6.3 Policy50:DevelopmentinConservationAreasWithinconservationareasalldevelopmentproposalswill be expected to preserve or enhance the characterofthesurroundingarea.Thiswillrequiretheretentionofallfeaturesthatcontributetothecharacterandappearanceoftheconservationarea.

Thesepoliciesareaimedspecificallyatthehistoricenvironment,butthereareanumberofotherpolicies within the local plan which may also be relevantdependingonthespecificproposal.

“Within conservation areas all development proposalswill be expected to preserve or enhance the character

ofthesurroundingarea”

26

7.0 MeasurestoProtectandEnhanceEssential Character

InordertomaintainthequalityoftheLawTerracesConservation Area it is important to outline necessary measures that will protect and enhance itsessentialcharacter.MaintenanceofthehistoricfabricandcharacteroftheConservationAreaisaprimaryconcernofthecouncilandanyproposeddevelopmentswillneedtofollowthepoliciesandguidelinessetoutbyHistoricScotlandandDundeeCity Council.

7.1 DundeeHistoricEnvironmentTrust(DHET)DHETisanorganisationwhichissetuptoencourage the conservation, protection and enhancementofhistoricarchitectureandthephysical environment within Dundee. The Historic EnvironmentGrantSchemeaimstofinanciallysupporttherepairofhistoricbuildingswithinConservationAreas.Forfurtherinformationcontact:

AdamSwanDirectorDundeeHistoricEnvironmentTrust19DockStreet,DundeeDD1 3DPTel:01382902244E:info@dhet.org.uk

7.2 WindowsandDoors

Alargeamountofbuildingswithintheareahavehad replacement window installed. These modern additions can be detrimental to the character and appearanceoftheindividualbuildingsandtheconservation area as a whole.

“MaintenanceofthehistoricfabricandcharacteroftheConservationAreaisaprimaryconcernofthecouncil”

27

Theconservationareaalsocontainsmanyfineexamplesoftraditionalwindowswhichmakeasignificantcontributiontothecharacterofthearea.However, there has been a tendency to remove the glazingbarsofsomeofthewindows.Thisisaminorchangebutresultantlyaffectstheproportionsofthebuildingwhilstalsodetractingfromitscharacter.

ReplacementofwindowswithinaConservationArea will require compliance with the Council’s policy on replacement windows and doors, and also theadviceandguidancesetbyHistoricScotland.Applicationsforinappropriatereplacementwindowsanddoorsshallberecommendedforrefusal.

WhentheopportunityarisesitwouldbeintheinterestoftheConservationAreatohavethereinstatementofamoreappropriatedesignandstyleofwindowanddoorwhichfitsthecharacteroftheproperty.Thisshallhelptofurtherenhancethecharacterandappearanceofthearea.

7.3 MaintenancePreservationoftheLawTerracesConservationAreais essential in ensuring its character and appearance isprotected.TherepairandreuseoftraditionalfabricandfeaturesoftheConservationAreaisarolestronglysupportedbyDundeeCouncil.Thisworkcould include the preservation or enhancement ofwalls,windows,doors,structure,roof,gutteringandsystemssuchasventilation,gasorwater.Suchbuildingnecessitiesshouldbekeptingoodconditionforthepropertytocontinuetobeproductiveinitsfunctioning.Thecharacterandappearanceofthearea can be dramatically impacted upon as a result ofbuildingdisrepair.Forinformationonmethodsofupkeepandrepairwhichcanaffectthecharacterorfabricofabuilding’sexteriorwithinConservationAreas,consulttheConservationOfficerofDundeeCity Council.

“PreservationoftheLawTerracesConservationAreaisessentialin ensuring its character and appearance is protected”

28

8.0 ConservationStrategyTheConservationStrategyoftheCityCouncilisto ensure that new development or alterations to existing buildings will not have a negative impact ontheexistingcharacterofthearea.

The City Council will use the Conservation Area status as a management tool to help produce a high design quality to ensure the preservation orenhancementofthespecialcharacterandappearanceofthearea.MaintenanceofthishistoricfabricandcharacterisaprimaryconcernofthecouncilandanyproposeddevelopmentswillneedtofollowthepoliciesandguidelinessetoutbyHistoricScotlandandDundeeCityCouncil.

TheCityCounciltakestheviewthatthisdoesnotmean that new developments or alterations are unacceptable but that rehabilitation, restoration, newbuildorcontemporaryarchitectureisofasuitably high standard.

“TheCityCouncilwillusetheConservationAreastatusasamanagement tool to help produce a high design quality”

9.0 MonitoringandReviewIt is envisaged that this Conservation Area Appraisal willbereviewedapproximatelyeveryfiveyears,toensurethatitremainscurrent,itseffectivenessisgauged and it responds adequately to the pressures encountered within the Conservation Area.

Aspartofthemechanismforreviewandmonitoring,aphotographicsurveywillbeundertakenasa means to record change. This will create animportanttoolinthemanagementoftheConservationAreabyprovidinganindicatoroftheimpactofdevelopmentandformthebasisoffuturereviews.

Itisonlythroughthecontinualco-operationofthepublic,cantheaimsandobjectivesofthisappraisalbe met.

Forfurtherinformationconcerningthecontentsofthisdocument,contributionsforitsimprovement,orany matters concerning conservation areas or listed buildings, contact the Dundee City Council, City DevelopmentDepartment,ConservationOfficer:

GaryKnoxConservationOfficerCity Development DepartmentDundee City CouncilDundee House50NorthLindsayStreet,DundeeDD11QETel:01382433414E:gary.knox@dundeecity.gov.uk

29“Aspartofthemechanismforreviewandmonitoring,aphotographicsurveywillbeundertakenasameansto

record change”

30

Appendix A - Proposed Boundary Review

Access point looking north from Drummond Street. The current boundary does not include the bowling green found to the north of the conservation area.

The boundary does not include the new build property seen in the photo but currently includes its driveway. It is proposed to remove this from the conservation area designation.

A recent gate has been installed by owners of the property in order to retain privacy especially with issues of people using the driveway and nearby area to park for Bowling Green

It is proposed that a minor boundary adjustment takes place at the north corner of the conservation area. The current boundary presently includes a property’s driveway and partial front garden but not the property itself. This is largely because the house was originally built within the private garden ground of number 5. It is therefore proposed to move the boundary designation so that it follows the periphery of the house currently within the conservation area, number 5.

Appendix B - Views and Vistas

Adelaide Place Looking down Law Street Infirmary Place from Dudhope Terrace Down Law Street from Albany Terrace Douglas Terrace

Albany Terrace

Looking down Constitution Street

If you have any queries, comments or suggestions feel free to contact theCity Development Department,

Dundee City Council,Floor 6 Dundee House,50 North Lindsay Street, Dundee DD1 1LS

Telephone: 01382 433105 Fax: 01382 433013 e-mail conservationareas@dundeecity.gov.uk

If you have difficulties with English contact Dundee Translation & Interpretation Service, Central Library, Wellgate Centre, Dundee

DD1 1DB Tel: 01382 431563

If you require a large print version of this booklet please phone Gary Knox on 01382 433414