ABERDEEN CITY COUNCIL
COMMITTEE
Planning Development Management Committee
DATE
23 April 2015
DIRECTOR
Pete Leonard
TITLE OF REPORT
Extensions to Old Aberdeen Conservation Area
REPORT NUMBER
CHI/15/173
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PURPOSE OF REPORT
This report outlines proposed extensions to the boundary of Old Aberdeen
Conservation Area following public consultation.
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RECOMMENDATION(S)
2.1
It is recommended that the Committee:
(a)
Approve the extensions to the boundary of Old Aberdeen Conservation
Area as shown in Appendix 1 and instruct officers to comply with the
statutory notifications required.
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FINANCIAL IMPLICATIONS
3.1
There are no direct financial implications arising from this report. Any future
publication and notification costs can be met through existing budgets.
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OTHER IMPLICATIONS
4.1
There are no known legal, resource, personnel, equipment, sustainability and
environmental, health and safety policy implications arising from this report.
Section 62 of the Planning (Listed Buildings and Conservation Areas) (Scotland)
Act 1997 requires notification of conservation area boundary amendments to be
reported to the Scottish Government and advertised in the Edinburgh Gazette and
local press. Property implications of the Conservation Area extensions include
Sunnybank Park and the school at Old Aberdeen House, Dunbar Street that are in
Council ownership. Normally permitted development rights are removed with
conservation area status, but the local authority has the right to undertake works
up to the value of £250,000 on its own properties without seeking planning
permission. It is anticipated that most works to Council owned land and property
would fall below this financial threshold.
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BACKGROUND / MAIN ISSUES
5.1
A public consultation exercise was conducted in spring 2014 on the draft Old
Aberdeen Conservation Area Character Appraisal that proposed extensions to its
boundary. Whilst there were detailed comments on the contents of the Character
Appraisal, the proposed extensions (Appendix 1) to the Old Aberdeen
Conservation Area boundary met with approval. On 15 January 2015, the
Planning and Sustainable Development Committee noted representations
received as a result of this public consultation and approved officers’ responses to
them. It further approved a revised draft of the character appraisal for consultation
with key stakeholders and a small alteration to the proposed extension area B.
5.2
Extension area B was enlarged (Appendix 1 area B1) to include three properties
(14 Cheyne Road and 88 and 106 Don Street) because it enables the whole of the
east side of Don Street to be covered by conservation area designation. Don
Street is historically important as it was the principal route form Aberdeen to the
medieval crossing of the River Don at Brig 0’ Balgownie. The owners/occupiers of
these three properties have been consulted and one representation received
(Appendix 2) from the occupier of 88 Don Street who objected to the inclusion of
her property. The property is not of significant architectural or historical merit in
itself, but if not included in the Conservation Area, Permitted Development rights
may have an adverse impact upon the adjoining properties and the area in
general. The inclusion of the indicated properties allows for all of the east side of
the historically important Don Street to be within the Conservation Area.
5.3
Appendix 3 contains a description of the proposed extension areas and reasons
for their inclusion. As long as these areas remain outside, they are not protected
by the stricter planning controls that operate within the Conservation Area There is
a very real concern that some of these areas may soon be subject to alterations
that would undermine their historical and architectural contribution to Old
Aberdeen Conservation Area. This is why the Committee is being asked now to
extend the boundaries of the Conservation Area rather than waiting until the
character appraisal is finalised.
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IMPACT
6.1
The proposal contributes to the Single Outcome Priorities 10: We live in welldesigned, sustainable places where we are able to access the amenities and
services we need and 12: We value and enjoy our built and natural environment
and protect it and enhance it for future generations.
6.2
The proposal contributes to Smarter Aberdeen’s aspiration of Smarter
Environment – Natural Resources – providing an attractive streetscape.
6.3
The proposal contributes to the EP & I Directorate Priority 3: Protect and enhance
our high quality natural and built environment and to the Planning and Sustainable
Development Operational Priority PSD3: Protect and enhance our heritage and
high quality built environment.
2
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BACKGROUND PAPERS
7.1
Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997
http://www.legislation.gov.uk/ukpga/1997/9/contents
7.2
Scottish Government’s Planning Advice Note 71: Conservation Area Management
http://www.scotland.gov.uk/Publications/2004/12/20450/49052
7.3
Aberdeen Local Development Plan (2012)
http://www.aberdeencity.gov.uk/nmsruntime/saveasdialog.asp?lID=42278&sID=94
84
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REPORT AUTHOR DETAILS
Bridget Turnbull
Senior Planner – Masterplanning, Design & Conservation

01224 (52) 3953

[email protected]
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Appendix 1
4
Appendix 2
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Appendix 3
Proposed Extensions to Old Aberdeen Conservation Area
Please refer to plan in Appendix 1.
It is proposed that the Conservation Area boundary will be extended to include the following new
additions:
A land north of the River Don including parts of Balgownie Road, and the private access road
to Kettock’s Mill, Seaton Cottage and Glenseaton Lodge.
The riverside setting to the north of the River Don is an extension of that to the south, which is already
within the Conservation Area. In many ways, it is a better example of the riverside’s historic character
as it has been largely undeveloped. There are also significant views from this area across the river to
the Cathedral and Seaton Park. Two listed buildings are located within the proposed extension Glenseaton Lodge (Category B Listed) and 79 Balgownie Road (Glover House) (Category B Listed).
Tree Preservation Order 65, located on Balgownie Road and Thomas Glover Place, is also within this
proposed extension. The 1993 Old Aberdeen Conservation Area Report identified this area for
inclusion in the Conservation Area.
Addresses affected: Glenseaton Lodge; Kettock’s Mill and Seaton Cottage
B 68-70 Don Street (even) and Old Aberdeen House, Dunbar Street; 3-8 (inc) St Machar Place;
14 Cheyne Road; 88 and 106 Don Street
Old Aberdeen House on Dunbar Street is an imposing, austere turn of the 20th century granite
building designed as a school and set in a limited former playground now used for parking. It has a
strong boundary treatment of granite wall and railings. Three traditional properties on the east side of
Don Street are the only Don Street properties not to be included in the Conservation Area. Their
inclusion redresses this anomaly. 3-8 St Machar Place comprises six largely unaltered inter war semidetached houses laid out in a semi-circle. They are typical examples of suburban development
associated with the building of the new inner ring road of St Machar Drive in the 1920s.
Addresses affected:
B1 14 Cheyne Road; 88 and 106 Don Street
B2 68-70 (even) and Old Aberdeen House, Dunbar Street; 3-8 (inc) St Machar Place;
C 7 – 17 (odd) University Road
This is a group of six flatted properties whose design reads as three Victorian terraced houses. They
are the only houses on University Road that are not already included in the Conservation Area and it
is unclear why they were not included in the original designation. The 1993 Old Aberdeen
Conservation Area Report identified them for inclusion and they still make a positive contribution,
providing completeness to University Road.
Addresses affected: 7-17 (odd) University Road
D 9 – 21 (odd); 40 – 54 (even) King’s Crescent and the western boundary wall of the bus depot
on King’s Crescent and 1 Jute Street
These groupings of buildings to either side of King’s Crescent mark the transition from the 20th
century development of Mounthooly. The area’s character changes noticeably at this point, which this
proposed extension recognises. 17-21 King’s Crescent and 1 Jute Street is a category B listed
residential terrace built in a traditional Victorian style in 1875, but of concrete making these buildings
highly unusual. The bus depot’s granite wall on the east side of King’s Crescent is a strong linear
feature, reflecting the walls on the western side. The wall also shows evidence of former buildings
belonging to a prominent granite merchant. The 1993 Old Aberdeen Conservation Area Report
identified most of this area for inclusion and it still makes a positive contribution to the Conservation
Area.
Addresses affected: 1 Jute Street; 9 – 21 (odd) and 40 – 54 (even) King’s Crescent and bus
depot
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E Sunnybank Park
Sunnybank Park adjoins the Conservation Area to the west of Firhill Road by a path that is marked
clearly on 1828 map by John Wood, as is Firhill Well. Firhill Place lies within the Conservation Area
and a path in front of these properties links College Bounds to Sunnybank Park to the west. The park
adds much to the contemporary character of the Conservation Area, providing valuable public open
space, as well as being of historic importance in its own right.
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