Spittalfield Conservation Area Appraisal and Management Plan
Perth and Kinross Council · 28 January 2026
Back to Economy and Infrastructure Committee — 28 January 2026 and its agenda
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Our vision is a Perth and Kinross where everyone can live life well, free from poverty and inequality Committee: Environment and Infrastructure Committee Date of Meeting: 28 January 2026 Report Title: Spittalfield Conservation Area Appraisal and Management Plan Report Number: 26/26 Report Author: Paul Williamson, Team Leader, Development Management Organisational Lead: Serge Merone, Strategic Lead - Economy, Development & Planning 1. Purpose 1.1 The purpose of this Report is to seek approval for the Conservation Area Appraisal and Management Plan for Spittalfield and associated Conservation Area designation, an Article 4 Direction restricting permitted development rights, and Regulation 11 order in respect of control of advertisements. 1.2 Sections 1. Purpose 2. Recommendation(s) 3. Background/Context 4. Main Issues 5. Proposals 6. Conclusion 7. Impact and Value Assessment 8. Appendices 2. Recommendations It is recommended that the Committee: 2.1 Approves the Spittalfield Conservation Area Appraisal and Management Plan. 2.2 Agrees to cancel the existing Spittalfield Conservation Area and proceeds to formal re-designation of the revised boundary by notification to Scottish Ministers.
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2.3 Agrees to cancel the existing and approve a new Article 4 Direction for Spittalfield for submission to the Scottish Ministers for approval. 2.4 Agrees to cancel the existing Regulation 11 Direction insofar as that relates to Spittalfield and to approve a new Regulation 11 Direction for Spittalfield for submission to the Scottish Ministers for approval. 3. Background/Context 3.1 The statutory definition of a Conservation Area is set out in Section 61 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 as an “area of special architectural or historic interest the character and appearance of which it is desirable to preserve or enhance”. 3.2 The Council has a duty under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 “to formulate and publish, from time to time, proposals for the preservation and enhancement of any parts of their district which are Conservation Areas.” This means, in effect, that all existing Conservation Areas should be reviewed and re-appraised. 3.3 A Conservation Area Appraisal is an important management tool that identifies the special interest and changing needs of a conservation area, and its key objectives are to ensure the integrity of the conservation area is maintained, to prevent erosion of its character, and enable future development that enhances its character and appearance. Whilst an appraisal provides some historical background, it is not a chronological history of the settlement but instead focuses on the existing features and character. 3.4 There are 36 conservation areas in Perth and Kinross, 22 of which have adopted Conservation Area Appraisals. The most recent of these was completed in 2015, and it is recognised that the documents should now be brought up to date in line with current legislation and guidance. These reviews will be taken in phases. 3.5 Spittalfield is one of a group of three Conservation Areas to be appraised or reappraised in the first phase. The other two Conservation Area Appraisals are for Birnam and Dunkeld, which are subject of separate reports. 3.6 The review is proposed to ensure that the existing Conservation Area boundaries are fit for purpose, and the areas meet the criteria for designation. The review will also incorporate reflection on the role of Conservation Areas in delivering the Council's priorities in respect of sustainable economic development, climate change, and the need to preserve and enhance the built heritage of Perth and Kinross in accordance with local and national planning policy. 3.7 The document currently being reviewed is the Spittalfield Conservation Area Appraisal and Management Plan (referred to as the Conservation Area Appraisal hereafter).
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3.8 A Conservation Area was first designated in Spittalfield in 1972. No formal appraisal of the area has been undertaken since this time, and Spittalfield was therefore considered to be a priority for review. As with all Conservation Areas, the quality and character of the village are threatened by lack of maintenance of properties, use of inappropriate materials and loss of historic features. A review of the village with the Council’s planning enforcement team in 2023 found a high level of unauthorised works and a lack of awareness of the heritage designations. 3.9 An appraisal exercise was carried out in 2025, with an online consultation undertaken during August and September 2025 to invite views on the draft Conservation Area Appraisal from members of the public, the local community and national bodies. A public drop-in event was held at the Birnam Arts Centre on 2 September in relation to all 3 conservation areas currently being reviewed, which was attended by over 30 individuals. A letter was sent to all residents within the existing and proposed conservation area with details of the consultation and drop-in event, and a poster with details of the consultation and event was displayed on the public notice board in Spittalfield. Copies of the appraisal were made available in the phone box library as well as online. Input from residents and property owners is an important part of the appraisal process. 3.10 The consultation period for comments was open until 22 September 2025. Written responses were received from Historic Environment Scotland, Perth & Kinross Heritage Trust and 12 local residents. A further 12 comments were received from local residents via the online consultation hub. A summary of the comments received is attached to this report in Appendix 1. 3.11 All comments received have been considered and amendments made to the Conservation Area Appraisal when needed. The proposed revised boundary for Spittalfield Conservation Area is on page 40 of the Conservation Area Appraisal attached at Appendix 2. 4. Main Issues Boundary Review 4.1 Spittalfield Conservation Area is significant as a planned, mid-18th century weavers’ estate settlement laid out around a village green. The Conservation Area has a consistency of historic built form, with terraced cottages facing on to the central Green, which provides a distinctive setting. 4.2 Changes to the existing Conservation Area boundary are proposed as a result of the review and appraisal. The boundary currently bisects the garden ground of properties on East and North Green and includes only the properties around The Green, which are for the most part separately protected by statutory listing. It is therefore proposed to revise the boundary to include additional communal green space and private rear gardens, and two groups of unlisted buildings to the north-west and east, which are considered to contribute to the character of the conservation area.
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4.3 Minor changes to the boundary line to incorporate rear gardens is intended both to recognise the importance of private and communal gardens in providing an attractive setting to the historic built environment, and to resolve the inconsistency in the current boundary whereby the curtilage of several properties is only partially included. It should also be noted that many of the properties in the Conservation Area are listed, which means that the rear elevation is included, irrespective of the conservation area designation. Conservation area designation focuses primarily on publicly visible elevations and amenity space. 4.4 Two sets of terraced cottages outwith the existing conservation area boundary have been identified as making a positive contribution to the character and appearance of the conservation area. Although they have been substantially altered or rebuilt relatively recently, their scale, form, and material finish complements the character of the historic settlement, and they are considered to merit protection through conservation area designation. It is also proposed to include the historic former smithy, now a garage, which is prominent on the approach to the conservation area from the east. 4.5 It is intended to amend the boundary to incorporate these buildings and additional communal green space and private garden ground, in order to protect the setting of the listed buildings and the contribution these elements make to streetscape quality and interest. The proposed boundary is shown on the diagram below.
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4.6 As set out in Appendix 1, a number of responses to the public consultation were not supportive of the proposed change to the Conservation Area boundary. Consideration has been given to the comments relevant to the process and the reasons for this lack of support, but it is not felt that this negates the case for inclusion of the areas described above. It is noted that the consultation response from Historic Environment Scotland states that “We agree with the proposed boundary changes… and consider they have been justified”. Trees 4.7 Under the Town and Country Planning (Scotland) Act 1997, the local planning authority must be given six weeks’ notice of the intention to uproot, fell, lop or top trees in a Conservation Area. The planning authority will endeavour to discuss suitable management of the trees with the owner and consider serving a Tree Preservation Order where appropriate. 4.8 The copper beech and oak trees on The Green are a significant feature of the Spittalfield Conservation Area. A number of responses to the public consultation referenced the negative impact these trees have on residents through loss of light and extensive leaf litter in autumn and winter and raised concerns regarding lack of maintenance. As these trees are maintained by the Council, arrangements were subsequently made for the Greenspace Team to assess the condition of the trees and any management issues. A visual inspection was carried out on 22 October 2025, and the trees were found to be healthy with no causes for concern. Conservation Area Management 4.9 A draft Article 4 Direction has been prepared as part of the appraisal process. Under Article 4 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (as amended), the local planning authority can seek the approval of Scottish Ministers for Directions that restrict certain permitted development rights. Development is not precluded, but such alterations will require planning permission, and special attention will be paid to potential adverse effects on the Conservation Area. An Article 4 Direction is not needed for most householder development, but it can be beneficial to provide an additional level of control, for example over development by statutory undertakers. The current Article 4 Direction for Spittalfield is outdated, and it is considered that a revised Direction should be submitted for the approval of Scottish Ministers in order to support the Conservation Area designation. 4.10 A draft Regulation 11 has also been prepared in relation to control of Advertisements in the Conservation Area. There are certain types of advertisements which do not require advertisement consent under the Town & Country Planning (Control of Advertisements) (Scotland) Regulations 1984. It is possible for a local planning authority to propose additional advertisement controls through Regulation 11 of the 1984 Regulations and seek the approval of the Scottish Ministers. A Regulation 11 order controls normally permitted
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forms of ‘minor’ advertisement which can have an impact in areas of environmental quality. Certain types of advertisements, such as shop or business signage, can have a significant impact on historic building frontages and on the overall quality of the character of the Conservation Area. Usually, Regulation 11 advert controls are only approved in Conservation Areas. The Spittalfield Conservation Area currently has a Regulation 11 advert control; however, this needs to be updated to reflect changes to legislation. Climate Change and Energy Efficiency 4.11 Scotland’s national strategy for the historic environment (Our Past Our Future) recognises the transition to net zero as its first priority and sets out the importance of the historic built environment in achieving this. The management plan within the Spittalfield Conservation Area Appraisal includes a section on climate change and the historic environment, with links to more detailed advice on adapting historic homes and other buildings to ensure that they are energy efficient and well maintained for the future. 5. Proposals 5.1 The Committee is asked to approve the final draft Spittalfield Conservation Area Appraisal, the proposed boundary revision and associated management measures, and proceed to formal re-designation by notification to Scottish Ministers. The Conservation Area Appraisal documents are appended to this report. 5.2 The Conservation Area Appraisal process has been undertaken efficiently in order to secure best value under the Local Government Scotland Act (2003). Costs have been minimal, specifically with regard to the consultation period, and there is no expectation that the appraisal will incur any further costs to the local authority. The process has met equal opportunity requirements. An Equality Impact Assessment (EqIA) and Strategic Environmental Assessment (SEA) pre-screening report (Appendix 3) are provided. 5.3 Performance has been reviewed as part of the whole process and measures to improve efficiency and delivery have been considered accordingly. These would aim to improve performance and outreach for the next Conservation Area Appraisal process. 5.4 The Spittalfield Conservation Area Appraisal would come into effect once the Committee recommends approving the document. 6. Conclusion 6.1 A review of the Spittalfield Conservation Area has been undertaken including public consultation. The Spittalfield Conservation Area Appraisal has been produced and a change to the Spittalfield Conservation Area boundary is proposed. While it is acknowledged that there have been some unauthorised works in the Conservation Area, the conclusion reached is that the village continues to retain its architectural and historic interest and meets the criteria
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for designation including the proposed extension. New Article 4 Direction and Regulation 11 have been drafted for approval of the Scottish Ministers. 7. Impact and Value Assessment 7.1 Spittalfield Conservation Area Appraisal and Management Plan Impact and Value Assessment 8. Appendices 8.1 Appendix 1 - Summary of consultation comments received 8.2 Appendix 2 - Spittalfield Conservation Area Appraisal and Conservation Area Management Plan 8.3 Appendix 3 - SEA pre-screening notification