CONSERVATION AREA ASSESSMENT for SKELMORLIE · 2018-12-07 · 1856 map shows few buildings huddled together on the shoreline. ... Eglinton Terrace . Trees and Landscaping Skelmorlie

CONSERVATION AREA ASSESSMENT for SKELMORLIE

ARP Lorimer and Associates

Key Subject Commentary Observations/images Introduction, Purpose and Justification

The conservation area appraisal for Skelmorlie was carried out from October 2005 through to February 2006. The appraisal was to examine the existing conservation area in Skelmorlie to assess whether there were grounds for any variation or extension to the designated area. The area to the south in particular was to be examined for potential inclusion in the conservation area.

Location, History and Development

Skelmorlie consists of two distinct elements Skelmorlie itself is stretched along the north south running coast road between the sea on the west and the steep cliff face on the east. Upper Skelmorlie is a quite different proposition consisting predominately of an affluent Victorian suburb set out along generous avenues on the gentle slope down to the cliff edge. This location on the top of the cliff allows the large villas to benefit from impressive views of the Firth of Clyde The two maps opposite clearly show the shift from the small hamlet to Victorian suburb. The 1856 map shows few buildings huddled together on the shoreline. In 1910 however this has expanded with an extensive development of large Victorian houses developed through the latter have of the 19th century. The arrival of the railway at Wemys Bay just to the north with its ferry to Rothesay opened up Skelmorlie to Glasgow. This almost exclusively residential pattern of land use has continued through to the present with modern 20th century suburbs being developed to the east and south of the Victorian core.

Skelmorlie 1856 with coast road on left Skelmorlie 1910 showing Upper Skelmorlie development

Character and Appearance Setting Buildings and Townscape Setting Buildings and Townscape

The two parts of the conservation area have quite different characters. Skelmorlie The original hamlet of Skelmorlie now consists of a string of individual buildings sitting on the strip of land between the coast road and the sea, The road and buildings effectively sit on a small shelf on the edge of the sea. Each property backs directly onto the shore. This pattern is consistent along the section of road contained within the conservation area. There are a few listed buildings within the coastal stretch. The southern stretch of the coats road widens out into a more generous width shelf. Along this portion the houses shift onto the landside of the coast road with gardens backing into the wooded cliff face. A wide variety of building types and sizes inhabits this southern stretch with Victorian villas sitting along side late 20th century houses and apartment blocks. There is little in the way of consistency in the built form with all aspects of the design, materials, boundaries scale etc. varying from building to building. The most memorable feature of the coast road is the belt of mature trees, which has grown across the slopes and cliff between Skelmorlie and upper Skelmorlie. The extensive nature of this woodland combined with its perceived height lends some drama to the stretch of road. The whole coastal stretch is however affected by the heavy volumes of traffic heading north and south to the Clyde coast towns. Upper Skelmorlie This area is quite distinct from the coast road. Originally comprising large Victorian houses se out along generous avenues of trees, hedges and walls the area has qualities of seclusion and privacy for the residents. In places the larger gardens have been subdivided to provide plots for more modern houses. In some places this has led to an erosion of the quality of space with numerous driveway entrances interrupting the long runs of hedge and wall. This most noticeable on the southern stretch of Montgomerie Terrace and The Lane. A number of new houses have been set in gardens without disturbing the boundary conditions. Where this has been possible the modern insertion sits quite happily in the more historic scene with significantly less impact. Within the core area however the quality of streetscape is quite special with a lack of road engineering adding to its relaxed feel. There are long stretches, which do not have formal pavements for example. The presence of mature trees some of high quality and various belts of woodland all give this area a fine setting for the many listed properties in the area. To the south the character changes again from the Victorian suburban streets to a more informal arrangement of house on plots. The principal feature to the southern stretch of Upper Skelmorlie is the groups of trees within which the houses sit. This is less of a designed character and is more woodland based rather than having particular architectural or historical qualities.

The coast road through Skelmorlie Upper Skelmorlie The southern stretch of Eglinton Terrace

Trees and Landscaping

Skelmorlie Cross To the north east of Upper Skelmorlie there is a small grouping of buildings, which does not follow the suburban avenue pattern. Around what is referred to as Skelmorlie Cross there is a short stretch with a more village like character. This area is largely unchanged from the picture of 1920 however there are a few unfortunate modern additions within the conservation area around the cross. Any further poor quality developments could lead to a loss of the limited character this portion of the village has Trees and Landscaping The extensive trees and foliage across the whole area is a particular feature from which Skelmorlie gets its character. This is recognised in a number of Tree Preservation Orders, which have been applied to the area. These TPO’s recognise the impact the belts of trees have on the town. Any loss of these would be detrimental to the quality of space.

Upper Village Skelmorlie Modern insertions of limited quality

Street Analysis A photographic record of the various streets of Skelmorlie has been taken to record the condition of these at the time of the study.

Buildings at Risk Survey

At present there is little at obvious risk in Skelmorlie. The predominance of residential use in a relatively high value area ensures that few buildings are left to deteriorate. The main issue of concern would be the overdevelopment of gardens in close proximity to the listed buildings. This is however controlled by the listing and conservation area status.

Public Realm Audit

There is very little in the way of intrusive street furniture and traffic management installations. The lack of through routes and junction ensures there is no requirement for traffic direction signs. The low volume of traffic in Upper Skelmorlie allows the traffic management to be limited to road marking rather then extensive signage. If this can be maintained it will assist in the preservation of the suburban character of the area. The street lighting is the main aspect of street furniture but this is modest and unobtrusive. There are some limited areas served by overhead cabling however this is very limited and as such fairly unobtrusive. Any move to place cables below ground would be welcome but this is not critical.

Surveys of Specific Issues

Consideration was given as to whether the conservation area should be extended. The boundary around the north and east lies where the Victorian development meets more modern suburban housing. This more modern housing is in no way unique or special and does not merit inclusion in a conservation area. There is no reason to extend the boundaries on these edges. The area to the south of the conservation area along Eglinton terrace gains is character from the woodland areas. These woodlands are correctly protected by numerous TPO’s The area does not have the special architectural or historic value which would justify conservation area status Similarly the Southern seafront is of poor and inconsistent quality. The buildings worthy of protection area either listed or will be contained within the extended conservation area suggested below. Again there is no special architectural or historic qualities worthy of designation as a conservation area.

The conservation area boundary lies where the Victorian houses meet modern suburban development

Eglinton terrace South has a woodland character

Southern seafront of inconsistent quality

Sensitivity Analysis

There are two main issues which could be vulnerable to change. The area at the south end of Montgomerie Terrace has many of the qualities of the conservation area. The boundary treatment of walls, pavements and gates is critical to this portion of the village. The pedestrian connection down to the coast road is also one of the unique features of Skelmorlie The other routes between the two portions of the village are within the conservation area however this southern route lies outside the protected area. Consideration should be given to extending the conservation area to include the south edge of this portion of road, steps and the Victorian villa facing the sea. Protection of this area will ensure the townscape qualities inherent in this small portion of Skelmorlie are maintained. The other significant aspect of Skelmorlie, which is worthy of consideration, is the extent of protection offered to the various tree belts in the town. The tree belt on the cliff face on the east side of the coast road lends this stretch of the road a special quality of woodland and landscape. Currently this is covered by intermittent TPO’s. Recognition of the importance of this tree belt would be enhanced by the consolidation of the TPO’s into one belt. Similarly at the north end of the village a finger of woodland penetrates the developed area. The TPO’s covering this are however broken for no apparent reason. The inclusion of the full area of woodland at Skelmorlie no 12 would ensure this break in the built up area is maintained At the end of Seaton Terrace there is a small TPO – Skelmorlie no 11 –, which arose from development proposals. This does not however cover the large specimen tree in the adjoining garden. This tree is visible the length of Seaton terrace and provides and welcome focal point at the end of the road. This tree is worthy of specific protection given its contribution to the character of this part of Skelmorlie

Assessment of Significance

Skelmorlie has some special qualities particularly along the core streets of Upper Skelmorlie. This is very much an affluent Victorian suburb and as such shares some of these qualities with similar period dormitory towns such as Helensburgh. While the qualities are not unique they are of sufficient standard to justify its conservation area status. One of the interesting aspects of the nature and structure of the main central area around Eglinton Terrace and the Crescent is the maintenance of the streetscape and protection of listed buildings while allowing limited development of what are by today’s standard oversized gardens. The extent to which this can be further developed needs careful consideration.

Opportunities for Development

Development in Skelmorlie tends to consist of either infilling large garden areas or replacement of individual houses with larger buildings. Each proposal for redevelopment will have to be considered on an individual basis however there are three main areas to be considered. Where proposals lie within the conservation area consideration must be given to the impact

Extend tpo

Protect specific tree

Extend tpo

of development on the nature and quality of the streetscape. This is in part related to boundary treatments but also related to density. The southern stretch of Montgomerie Terrace demonstrates how closely packed detached houses have a quite different character to the open spaces of the remainder of the area. Proposals for the area to the southern end of Eglinton Terrace will mainly concern the impact on the trees and woodland. Development should be considered against the context of preserving the existing woodland belts particularly on the cliff slope down to the coast. The southern stretch of the coast road is of variable character with few buildings of quality. There are no specific architectural or historical qualities to be addressed in this area. The main concerns in this area relate to scale of development and avoiding the creation of a monolithic building line seen against the trees.

Opportunities for Planning Action

The existing Article 4 directions applicable to Skelmorlie correctly identify additional protection to the boundary conditions in the conservation area. These boundary walls and gates are the key element in forming the character of Upper Skelmorlie. The necessity for planning permission for any alterations is a worthwhile addition to planning control and should be enforced in an appropriate manner

Conservation Strategy

The ability of the conservation area to accept some limited change is an area, which will require careful handling in the future. Some change is possible however this should be set in the context of maintaining the informal streetscape and the extensive woodland areas, which establish the character of the area. Within the woodland areas some tree management will be necessary however this can be addressed on a case-by-case basis. The strategy for the conservation area should therefore continue the approach to date. The main pressure for development will not doubt however come in the southern stretch of the village.

Monitoring and Review

The impact of the Article 4 directive should be monitored to ensure this is effective. The impact of any future development in the southern half of Skelmorlie is more a case-by-case assessment rather than a conservation area policy monitoring.

A Existing Conservation AreaThe existing conservation areacentres on the Victorian villasalong the sea front and on thehill above.The predominate characterarises from the boundary walls,p lant ing and roads w i thoutpavements

B Possible minor extension

to area A m i n o r a d d i t i o n t o t h econservation area would allowt h e i n c l u s i o n o f t h e fi n eboundary wall on the south ofMontgomerie Terrace and theVictorian Villa around which thelong steps run

C Southern Seafront The seafront contains a mixtureo f 1 9 t h a n d 2 0 t h c e n t u r yresidential buildings with somemore recent additions.The poo r and i n cons i s t en tquality of many of the buildingsand lack of coherence at theboundaries do not provide anyspecial architectural or historicalcharacter.

F Consolidation of Tree

Protection OrdersThe main feature of the seafront isthe extensive wooded slope abovethe buildings and main road.This is currently protected bypiecemeal TPOs. Considerationcould be given to consolidating theareas protected into one belt of trees

F C o n s o l i d a t i o n o f T r e e

Protection OrdersTwo smaller areas covered by TPOs areseparated by a further woodland beltCons iderat ion cou ld be g iven toconsolidating the areas protected intoone belt of trees

D Existing BoundariesThe conservation area currently stopswhere the Victorian development meetsmore modern suburbs.There is no reason to extend theboundaries to include such areas.

G Specimen TreeTPO Skelmorl ie no 11 should beextended to include the landmarkspecimen tree in the adjoining garden.

E Southern residential areaThe character of the area to the south iscreated by the woodland around thebuildings rather than any architectural orhistoric features.

SKELMORLIEC O N S E R V A T I O N A R E AAPPRAISAL MAP

Proposed extension