CULLEN SEATOWN - MorayCullen Seatown Conservation Area. The Cullen Seatown Conservation Area is a...

CULLEN SEATOWNCONSERVATION AREA CHARACTER APPRAISAL

Contents

SUMMARY 1

PART 1CONSERVATION AREA CHARACTERAPPRASIALIntroduction 3Historical Background 5Townscape Appraisal 6Character Areas 6Topography/Views 7Street and Plot Pattern 10Circulation and Permeability 14Open Space 14Shopfronts 15Architectural Character 16Building Materials and Styles 17Listed and Unlisted Buildings 24

PART 2 MANAGEMENT PLANIntroduction 25Assessment of Key Features 25Key Challenges 26Enhancement and Preservation Opportunities 26New Development 28Public Realm Opportunities 29Open Space 30Control of Unlisted Buildings 31

PART 3 DESIGN GUIDANCEAlterations to existing buildings 32Extensions 33Windows 34Doors 35Roof Dormers 35Roof Alterations 36Solar Panels 36Paint and Colour 37Shopfronts 37Vistas and Views 37

SUMMARY 38

C U L L E N C O N S E R VA T I O N A R E A C H A R A C T E R A P P R A I S A L 1

SummaryPlanning Authorities have a statutory duty under thePlanning (Listed Buildings and Conservation Areas)(Scotland) Act 1997 to designate as ConservationAreas parts of their areas which are of special historicor architectural interest the character and/orappearance of which it is desirable to preserve andenhance. These areas may range from a small groupof buildings to a large part of a town or villagecentre. Scottish Planning Policy recognises the valueof the historic environment and views it as a keycultural and economic asset that can play a role increating successful places. It requires that PlanningAuthorities should designate and review existingand potential Conservation Areas, which should besupported by Conservation Area appraisals andmanagement plans. As part of a review of Moray’sConservation Areas, the Planning and Developmentsection has completed a character appraisal of theCullen Seatown Conservation Area.

The Cullen Seatown Conservation Area is a fineexample of a traditional Seatown settlement inMoray. Located in the spectacular Cullen Bay, itcontains numerous listed buildings that displaytraditional architectural styles that all combine tocreate its unique “sense of place.” The area wasgranted Conservation Area status in order to protectthe key components that makeup Cullen’s characterfrom inappropriate development so that its builtheritage can be enjoyed by future generations. Acharacter appraisal is an important tool to identifyand understand Cullen’s rich architectural heritageand townscape. It aims to provide an understandingas to why traditional styles and building materialsare essential to maintaining Cullen’s “sense of place”and how inappropriate materials and designs couldbe detrimental to the character of the ConservationArea. Conservation area status should not be seenas a hindrance to development but as a means ofencouraging good design that is respectful of thetraditional character of its buildings and surroundingtownscape.

The document will be structured into three sectionswith the following aims;

Part 1Conservation Area CharacterAppraisal

This section will identify the key components thatcontribute to Cullen’s special character andunderstand the main threats to the ConservationArea. This will be achieved by researching itshistorical development and by undertaking athorough townscape analysis which will highlightthe key architectural styles and materials used.

Part 2Management Plan

The Management Plan will identify any potentialenhancement opportunities and highlight the keythreats and challenges facing the Conservation Area.

Part 3Design Guidance

Drawing from the appraisal this section aims toprovide design guidance for development proposalswithin the Conservation Area. It can act as guidancefor development proposals to ensure that the keycomponents and materials that are essential to thecharacter of Cullen are respected

Additional information on the ScottishGovernment’s policy and guidance regarding themanagement of the historic environment is set outin the Scottish Historic Environment Policy (SHEP)2011 and also by the publication of a series ofleaflets providing non statutory guidance onindividual issues called ‘Managing Change in TheHistoric Environment’. Proposals to Listed Buildingsand development within Conservation Areas will beassessed in line with these policies and guidancenotes.

C U L L E N C O N S E R VA T I O N A R E A C H A R A C T E R A P P R A I S A L2

Moray Local Development Plan 2015The Moray Local Development Plan 2015contains a number of policies designed toprotect Moray’s built heritage. The followingpolicies will need to be adhered to for anyproposal within a Conservation Area or to alisted building.

Policy BE2: Listed Buildings

Policy BE3: Conservation Areas

Policy BE4: Micro-renewables and ListedBuildings and ConservationAreas

INTRODUCTION

Conservation Area Status – What does this mean?The Scottish Government and Planning Authoritiesare required by law to protect Conservation Areasfrom any development that would be detrimental tothe character of the area as well as improving thecharacter and appearance of areas that are ofhistorical interest.

Conservation area status is designated on the basisthat it is not just individual listed buildings that areof historical importance but the overall townscape.Open spaces between buildings are just asimportant to the character of a Conservation Areaand the designation aims to protect and enhanceALL of these aspects.


Conservation Area Designation in Cullen Copyright here

Part 1Conservation AreaCharacter Appraisal

Designation does not mean that any newdevelopment cannot take place, but simply that anynew development must be of high quality designand use materials that are sympathetic to thesurrounding Conservation Area.

Planning Authorities have been granted control tomanage all of the different aspects that contribute toa Conservation Areas character. The ScottishGovernment issued an amendment called the Townand Country Planning (General PermittedDevelopment) (Scotland) Amendment Order 2011 tothe Town and Country Planning (General PermittedDevelopment) (Scotland) Order 1992. This came intoforce on 6th February 2012 and restrictshouseholder permitted development rights withinConservation Areas.

If you own a property within the Conservation Areayou will need to apply for permission to do certainwork to your building and to trees.

Consent will be required from the Council for:

l Works to listed buildings. As well as planningpermission, listed building consent will also needto be granted for works or alterations to a listedbuilding

l Demolitionsl Extensions and alterations to properties l Removal of, or works to treesl Advertisements and signsl Erection of ancillary buildings

Location and SettingCullen is the most Easterly settlement within Morayand is dominated by its coastal location on theMoray Firth. The settlement is located on the A98which runs from Fochabers to Fraserburgh, which isthe main arterial route along the coast of the MorayFirth.

The settlement sits on the coastline and is nestled inthe middle of Cullen Bay. It sits in between twoprominent headlands, Logie Head to the East andthe headland containing Portknockie to the West.

The land rises quickly and steeply from the shorewith the early Seatown and harbour being situatedon the lower level and the later “Planned Town”sitting on higher ground. The Seatown is enclosedby steep grassed slopes which develop into dramaticcliffs on each side of the bay. This sense of enclosureis further emphasised by the impressive formerrailway viaduct built in 1886 by the Great North ofScotland Railway. This provides Cullen Bay with aunique townscape feature, spectacular backdrop,and reinforces Cullen’s historical “sense of place”.


HISTORICAL BACKGROUND

It is thought that a fishing community existed in theSeatown area as long ago as 600 A.D. and possiblyeven earlier than this. A motte style of fortificationwas sited on Castle Hill, overlooking the Seatownduring the 12th century, but its existence was shortlived. During this period William the Lion grantedthe Burgh its first charter, but it was not until 1455that King James II granted the original settlement ofInverculan its original Royal Burgh Charter.Inverculan was thought to have been locatedbetween Castle Hill and the mouth of the CullenBurn and it is thought that the Seatown is now builton this location.

By 1762 there were 29 houses in the Seatown, butthere appears to have been little growth until thefishing boom years later on in the 19th century.However, better harbour facilities at Buckie led tothe eventual decline of Cullen as a fishing port. Theoriginal harbour was designed in 1736 by WilliamAdam for the Earl of Findlater. It was subsequentlybuilt and extended between 1817 and 1819 byWilliam Minto to a design by Thomas Telford. Anadditional quay being added in 1834 by WilliamRoberston. This expansion of the harbour wouldcoincide with the early developments of the PlannedTown.

The 5th Earl of Findlater introduced linenmanufacturing in 1748 and for several decades was aflourishing industry. However, due toindustrialisation and the mechanisation ofproduction the Burgh was no longer able tocompete.

With the Burgh in decline in the late 18th century,the Earl of Seafield commissioned a plan for a NewTown in 1811 by George MacWilliam which wouldlater be altered by Peter Brown in 1817. This saw thebeginning of the expansion of the town on muchhigher ground and in a more regular and organisedgrid iron street pattern. This involved the clearing ofthe old village of Cullen which lay adjacent to CullenHouse. The market cross, which dates from the 17thcentury, was re-erected in the square of the newvillage in 1872. This street pattern was in starkcontrast to the informal layout Seatown and thejuxtaposition provides an insight into the historicalevolution of the town.

One of the most striking features to come out of thedevelopment of the town in the 19th century wasthe railway viaduct. The railway viaduct wascompleted in 1886 by the Great North of ScotlandRailway and is currently category B Listed. It providesa spectacular and unique backdrop to the town aswell as the arches providing “framed” views of CullenBay. The Viaduct severs the Seatown from theplanned town which reflects the historical evolutionof the settlement. The viaduct closed in 1968 andnow forms a coastal footpath and SUSTRANSnational cycle path.

While the “Planned Town” is physically removed fromthe Seatown the two combine to provide Cullenwith its “sense of place” which is closely tied in withits historical development and subsequentcontrasting townscape features.


TOWNSCAPE APPRAISAL ANDESSENTIAL CHARACTER

Character Areas

For the purpose of this appraisal and to aide with thesubsequent analysis, the Conservation Area is goingto be divided into two character areas. This is basedon historical development; street and plot layout;building styles; and uses and activities. For thepurpose of this appraisal they will be referred to asthe Seatown and the Planned Town. While theappraisal highlights two character areas that showdistinct characteristics, the two inter-relate togetherto form Cullen’s unique character and appearance.An in depth analysis of both will be provided in thisappraisal.

The SeatownThis area forms the most Northerly part of theConservation Area and is critical to its designationdue to the high numbers of listed buildings locatedwithin it. It extends from the Harbour Bay back tothe Viaduct and Castle Terrace, which severs thecharacter area from the rest of the ConservationArea. This distinct edge and the dense urban graingive the character area a sense of “containment”within the Conservation Area. The character of this

area is very much determined by the earlydevelopment of Cullen as a small fishing village andthe historic buildings and informal street layoutreflects this.

The Planned TownThe area known as the Planned Town developedlater on in the early 19th century and leads off theSeatown to the South East. It gathers its name dueto planned nature of the grid iron pattern andsubsequent uniform plot sizes. At the heart of thePlanned town is Seafield Street and the Square,which is surrounded by some of the grandestbuildings of the Conservation Area. This area is thebusiest part of the Conservation Area due to it beingthe main retail area and Seafield Street being themain road through the town. The area ischaracterised by a mixture of building types whichall front the pavement that provides a strongbuilding line and is a key feature of the townscape.

Photograph 1: Aerial Photograph of the Conservation Area.

The Seatown is situated at the top while the Planned Town is

in the middle of the picture. Notice how the Seatown is “self –

contained” and separated from the Planned Town by the

steep topography, the viaduct, and the A98. The long,

straight streets of the Planned Town are also apparent.

Source:RCHAMS


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Topography/Views

The Conservation Area is situated at the heart ofCullen Bay and the boundary covers both the lowlying Seatown and the Planned Town. One of themost contributing factors to the character of theConservation Area is the spectacular views createdas a result of the steep topography.

As has been highlighted, the Conservation Area canbe divided into two character areas. The steeptopography upon which the settlement has beenbuilt upon and the historical evolution of the townplay a key role in defining these. The two characterareas are physically separated due to the topography,with the earlier Seatown situated on the lower landby the harbour with the Planned Town sited higherup the hill. This contrast in height offers picturesqueviews of Cullen Bay and the surrounding townscape.

Photograph 2: This photograph shows the low lying nature of

the Seatown. Notice how it is “nestled” into the bay which is

emphasised by the viaduct, steep hill and cliffs in the

background.

Photogragh 3: View from the West looking towards the

Conservation Area. The low lying Seatown is in the

foreground while the Planned Town is situated on higher

ground behind the viaduct. The viaduct, the church steeple,

and cottages with their gables fronting the sea are all visible

and are integral characteristics to the character and

townscape of the Conservation Area.

The wide straight streets of the Planned Town arealigned with the hillside providing spectacular viewsof Cullen Bay, the harbour, and the Seatown. This isfurther enforced by the arches of the viaduct thatacts as a “frame” for many of these views, notablyfrom Seafield Street and North Castle Street. Manyviews are also guided and framed by the strongbuilding line and position of buildings at either sideof the street.

The viaduct also provides an attractive entrance tothe Conservation Area from the West. These viewsare an integral component of the townscape andhelp to create Cullen’s unique “sense of place” andidentity.

Photograph 4: View from North Castle Street looking towards

the Seatown and Cullen Bay emphasising the steep

topography. The long straight roads that flow down the hill

combine well with the strong building line to guide the eye

towards the spectacular views.


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Photograph 5 & 6: This is where the viaduct crosses Seafield

Street. The arch acts as a “frame” looking across the bay

towards Portknockie creating a picturesque view. It also acts

as an entrance way into the Planned Town.

Photograph 7: Entrance to the Conservation Area from the

West. The viaduct provides a unique and attractive entrance

into Cullen. From this view the Seatown is visible through the

arches providing juxtaposition of Cullen’s historical evolution.

The viaduct combines well with the steeptopography to create an attractive backdrop to theSeatown that is unique to Cullen.

Photograph 8: View of the Seatown from the East. The

Viaduct dominates the skyline and provides an attractive

backdrop to the town. Notice how the small cottages have

their gables fronting the sea which is a common

characteristic for fishing towns in the North East and reflects

the Seatown’s fishing heritage.

Views within the Seatown are limited due to theenclosed nature and dense pattern of development.The topography does allow for limited viewsbetween buildings of higher ground and thePlanned Town.

The steep topography not only allows forspectacular views of Cullen Bay but also someexceptional views of the Seatown’s buildings anddiverse roofscape. This is most prominent from theA98 and the area of open space where Bayfield Roadmeets Seafield Street. Some of the most prominentand visible views are of the roofscape. It is importantto recognise that the rear elevations of manyproperties are also visibly prominent from severalkey locations. It is important that these views arerecognised as an integral part of the character of theConservation Area as they make a significantcontribution to the “sense of place” of Cullen. It isimportant that any development to the roofscape orto the rear of properties is not detrimental to theseviews.


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Photograph 9: View looking out towards Cullen Bay from

Bayfield Road. Roofscape details such as dormer windows

and rear elevations of properties are all visually prominent.

Notice how a box dormer, with its flat roof and horizontal

emphasis, can disrupt the continuity and traditional

appearance of the roofscape.

Essential Character

l The steep topography creates picturesqueviews of Cullen

l Limited views from within the Seatownl The viaduct is a landmark and prominent

feature of the townscapel The roofscape and rear elevations of

properties within the Seatown are visuallyprominent and essential to the character ofthe Conservation Area. New development hasto respect the importance that views have tothe character and “sense of place” of Cullen.


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Street & Plot Pattern

The core street pattern of Cullen has remainedunaltered for over a hundred years and isfundamental to the character of the ConservationArea as it provides the skeletal framework from whichthe town has grown from. The following streets formthe main settlement framework for Cullen;

l Seafield Streetl North & South Castle Street

l North & South Deskford Streetl Bayview Roadl Castle Terrace

The plot pattern varies within the Conservation Areaand differs significantly between the Seatown andPlanned Town. This is a result of the historicalevolution of the settlement and is reflected by thecontrasting street patterns.


Figure 1: Map from the Great Reform Act Plans and Reports, 1832. This map of the early development of Cullen highlights the

contrasting nature of the Seatown and Planned Town and how the town can be divided into two character areas. The Seatown

is very organic with no planned layout. In contrast grid iron layout of the Planned Town is very structured with regular uniform

rectangular plots, buildings fronting the pavement, with private back gardens. This is a key characteristic of the Conservation

Area. Source: NLS

The layout of the Seatown is very organic andcompact with most of the buildings being sitedextremely close to one another and having relativelysmall plot sizes. The predominant building type issmall 1- 1 ½ storey properties but there are alsolarger properties. The small cottages either haveextremely small rectangular plots, or plots thatconsist only of the footprint of the building. The lackof domestic curtilage means that buildings frontdirectly onto the pavement or street whichemphasises the feeling of “enclosure” and dense

urban form. This is further emphasised by a series ofinformal lanes and wynds run off a larger street thatruns horizontally adjacent to Castle Terrace throughthe Seatown. This dense urban form combined withthe winding and narrow character does not lenditself well for vehicular traffic.


Figure 2: Ordnance Survey Map of 1866. By the mid 19thcentury Cullen had expanded. The Seatown has a significant number

of new properties and has become very compact. Although growth has an organic feel there it is possible to establish an

East/West alignment of properties. Development in the Planned Town continued to grow around the grid iron street pattern

with the strong building line becoming more prominent. Seafield Street is the largest and dominant street and contains the

Square. Source: NLS

Photograph 10: View of Cullen Seatown in 1869. Small single

storey buildings are densely packed together. Notice how

there are no roof dormers, which are now a common

architectural feature in the Seatown. Source: NLS

Photograph 11 & 12: Examples of small informal lanes that

characterise the Seatown

While the Seatown is characterised by its informallayout and small plots there are distinctcharacteristics to the urban layout. There is a clearNorth/South alignment of the buildings that areclosest to the sea. These buildings arepredominantly characterised by being groupedclosely together and have their gables facing the seato offer protection and shelter from the weather.

Photograph 13: An example of traditional cottages with

gables fronting the sea

This is a common characteristic for coastalsettlements of this type throughout Scotland andadds significant townscape value to theConservation Area and reflects the settlementshistoric past. Sitting behind these properties to theSouth, the urban grain becomes dominated by anEast/West alignment of terraced buildings. Thisalignment allows for the maximisation of light intothe buildings.

Photograph 14: This view from the East of the Conservation

Area highlights that there is a certain amount of uniformity in

the layout of the Seatown. Although the Seatown is

characterised by small plot sizes and informal lanes, it is clear

that there is a definite East/West alignment of the properties

that lie behind the cottages that have their gables fronting

the sea.


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The 19th century maps show that the street patternin the Planned Town is one of the oldest urbanfeatures of Cullen and has remained largelyunaltered for over 100 years. The street pattern inthe “Planned Town” is formal in its design andconsists of a grid iron pattern. The grid iron layoutconsists of three streets – Reidhaven Street, SeafieldStreet, North/South Castle Street & North/SouthDeskford Street – aligned on a North West/SouthEast axis which is intersected by Grant Street whichruns on a North East/South West axis.

Seafield Street is the main thoroughfare through theConservation Area and forms part of the A98, whichis the main arterial road along the Moray Coast. Theroad acts as the spine of the Conservation Area andprovides one of the main links between the Seatownand the Planned Town. It was one of the earliestroads to be constructed in the Planned Town fromwhich the settlement would later expand around.Seafield Street also contains the Square which actsas a hub and focal point for this part of Cullen. It islocated where it intersects Grant Street and containsthe Market Cross and several key notable buildings.

The nature of a grid layout provides rectangularblocks for which development can take place andallows for the uniform division of plot sizes. The“Planned Town” is characterised by long rectangularplots with buildings fronting directly onto thepavement with large private gardens to the rear.

Photograph 15: A characteristic of the grid iron street pattern

is straight, narrow lanes that run between larger streets. It

highlights how the regular, planned street pattern creates

private gardens and is the main contributing factor as to why

the Planned Town has very little open space.

The fronting of buildings directly onto the pavementreinforces the street pattern, provides a strongbuilding line and creates a sense of enclosure. Thishas been a key characteristic of the townscape sinceits creation and gives the streetscape its continuityand character.

Photograph 16: View from North Castle Street. Notice how

the properties front directly onto the pavement providing a

strong building line.

Essential Character

l The historic street pattern of the PlannedTown is one of the oldest planned urbanfeatures of Cullen and has remained unalteredfor over a 100 years. There is limited scope forany development or regeneration proposalsthat will alter or erode this historic pattern.New development should maintain andreinforce this street pattern.

l Seafield Street is the spine of theConservation Area and is the mainthoroughfare through the Conservation Area.

l A strong building line provides the townscapewith continuity and is a defining characteristicof the Planned Town. This helps to reinforcethe street pattern and enhance views both inand out of the Conservation Area. Any newdevelopment should not be detrimental tothis townscape feature.

l The informal lanes that are prevalentthroughout the Seatown should be respectedand maintained. New development shouldnot attempt to change the informal nature ofthis area.


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Circulation and Permeability

The A98 is the largest and principle road within theConservation Area and is the main arterial road fortraffic travelling along the Moray Coast. The road isnamed as Castle Terrace and Bayview Road in theSeatown, and Seafield Street in the Planned Town.

Seafield Street is the main commercial street withinthe Conservation Area as it contains residentialproperties, shops, public houses, church and a hotel.It also contains the market square where asignificant amount of vehicular parking is available.This mixed use generates the highest amount ofpedestrian and vehicular activity in the ConservationArea. The nature of the grid iron street pattern isextremely permeable and allows pedestrians to walkto all parts of the planned town easily. The steepdownward topography, combined with the longstraight streets and views towards the Seatown andthe Bay helps to “open up” the town and encouragespedestrian exploration to other parts of theConservation Area. Seafield Street which containsthe Square acts as a routeway between the PlannedTown and the Seatown.

The Seatown has a dense urban form and propertiesare primarily for residential use which does not lenditself well for vehicular traffic. The irregular nature ofthe Seatown does lend itself well for users to exploreand understand Cullen’s “sense of place” by beingsurrounded by traditional architecture andspectacular views of Cullen Bay.

Open Space

Open space plays an important role in “inter linking”individual buildings and the townscape togetherand improving the relationship between the two cansignificantly enhance the attractiveness and uniquequalities of the Conservation Area. The dense andcompact nature of the Seatown and structured plotpattern of the Planned Town means that there is verylittle open space within the Conservation Area. Thisputs a stronger emphasis on making sure that whatopen space there is, is utilised effectively to benefitthe community while at the same time ensuring thatno inappropriate development occurs.

Due to there being a limited amount of open spacewithin the Conservation Area it is important that it isregarded with equal importance as the builtenvironment. Poorly maintained open space can bedetrimental to surrounding buildings and the overallcharacter of the area.

The most prominent area of open space is situatedwhere Bayfield Road meets Seafield Street. Thistriangular plot of land is situated high above theSeatown and offers some of the most spectacularviews of Cullen Bay and the townscape. This area ofopen space can be described as being “neutral” as itneither enhances nor detracts from theConservation Area. The area is currently grassedover and underutilised, with very few seatingfacilities available in relation to the spectacular viewson offer. As a neutral area there is scope forpotential enhancement opportunities that couldbenefit the community and make the ConservationArea more attractive.

Photograph 17: View from the largest area of Open Space

within the Conservation Area. Notice there are very few

facilities for people to enjoy the space and views of Cullen. It

is much understated but has the potential to significantly

improve the appearance of the Conservation Area due to its

prominent location.


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The appraisal has highlighted that the Viaduct andsurrounding hills provide an attractive backdrop tothe Conservation Area. This area of open space thatruns along the old railway line behind the Seatown iscovered by an ENV designation in the Moray LocalDevelopment Plan 2015 which protects it fromdevelopment unless the development is forcommunity use. It is important that this area is wellmaintained and that no inappropriate developmentoccurs that could damage the setting and characterof the Conservation Area.

Essential Character

l The Conservation Area designation aims toprotect open space

l The street pattern of the Conservation Areacreates very little open space. Where there isopen space there is limited capacity for newdevelopment. There are opportunities forenhancement but it is essential that anyproposal benefits the community and isrespectful of its prominent location.

Shopfronts

The role of traditional and sympathetically designedshopfronts can significantly contribute to the overallcharacter of the Conservation Area. Improving thequality of shopfronts can play a vital role in creatinga more attractive area for shoppers and visitors,creating a more vibrant street which in turn haspotential economic benefits.

Seafield Street is the commercial focal point of theConservation Area and contains a number of originalshopfronts ranging from hand painted timber signsto more corporate designs. The general condition ofthe current shopfronts appears to be relatively goodalthough some signs are beginning to look worn.Any surviving, original elements of shop frontagesshould be safeguarded and used as the basis for anynew shopfront design. The use of traditional signsprovides continuity throughout the streetscape andhelps strengthen the traditional character of thearea.

Inappropriate signs and shopfront design can bedetrimental to the character and appearance of theConservation Area. Shopfronts need to besympathetic in terms of fascia, positioning, colour,detailing, and should not be too imposing. Theintroduction of modern shopfronts andinappropriate signs will be detrimental to theConservation Area’s character.

Further information relating to historic shopfrontscan be found in the Elgin CARS (Conservation AreaRegeneration Scheme) Traditional shopfront guide(www.elgincars.co.uk)

Essential Character

l Traditional handpainted signs and shopfrontsprovide a sense of history. It is important toretain the individual variety of shopfronts toretain the proportion, balance, andarchitectural continuity of the frontages

l Unsympathetic designs, colours, and signagecan erode the traditional character and willbe resisted when considering new shopfrontproposals within the Conservation Area


BUILDINGS AND TOWNSCAPE

Architectural Character

Building TypesThe buildings of Cullen are of significantarchitectural interest and the Seatown ConservationArea contains a high number of Category A, B & Clisted buildings. The listing recognises the national,regional and local architectural importance of thesebuildings which gives them the same protectionirrespective of category.

The different building types of Cullen reflect thehistorical evolution of the town. The earliestbuildings in the Conservation Area are in theSeatown where the predominant building type issmall single storey cottages that either stand aloneor are in a terrace. The stand alone cottages aregenerally found to the North of Conservation Areawith their gables facing the sea, while the terracedproperties are to the South and have their frontagesfacing North. Several properties have had roofdormers installed to make use of attic space and is acommon architectural feature.

There is irregularity in terms of the informal streetand plot pattern, as well as diversity in architecturaldetail, texture and colour of individual properties.However, there is continuity in terms of buildingheight, massing, and materials used, which providesa cohesive, unified, and traditional character to thetownscape of the Seatown. The main palate ofmaterials used for buildings in the Seatown are;stone walls, slate roofs, smooth render, colouredpaint and timber windows. There are also vernaculararchitectural details such as pantile roofs and sneckharling which are common in the Seatown.

The planned town contains a high number of 19thcentury listed buildings with several being categoryA & B listed which signifies their national andregional importance. Seafield Street is characterisedby buildings that are generally between two andtwo and a half storeys in height and contains severalof the Conservation Area’s grandest buildings,

particularly around the Square. Of note are theSeafield Arms Hotel and the Town Hall which areboth category A listed.

Buildings are characterised by having slate roofs,stone construction, with many having hipped or gableended roof dormers which adds character to theroofscape. Seafield Street is the main commercialstreet within the Conservation Area and subsequentlymany properties have ground floor shops.

Running parallel to Seafield Street are North & SouthCastle Street and North & South Deskford Street.These streets contain smaller single storey buildingswith a variety of architectural detailing thatcontribute to the character of the Conservation Area.Deskford Street was formed into a cul de sac withthe introduction of the railway and several buildingsare not listed. In particular, Grant Street which runsperpendicular to Seafield Street contains asignificant amount of unlisted buildings that addvalue to the townscape. The continuity that thesebuildings provide in terms of scale, massing andarchitectural detail, is essential to the overallcharacter of the Conservation Area.

Essential Character

l High concentration of category A, B & C listedbuildings throughout the Conservation Area

l The main palate of materials used forbuildings in the Seatown are; stone walls,slate roofs, smooth render, coloured paint andtimber windows.

l Seafield Street and the Square contains theConservation Area’s grandest buildings

l Different styles of architecture and buildingtype reflects the historical evolution of Cullen.

l While there is a variety in architectural detailthroughout the Conservation Area, thecontinuity of building form in terms ofmassing, height, colour, and materials createsan interesting townscape

l Unlisted buildings add intrinsic value to theoverall character of the townscape and needto be protected


Building Materials & Styles

WallsMost properties in Cullen are built of stone; thisconsists principally of coursed rubble with dressedstones around windows. There are also examples oflate 19th century buildings which have smoothpolished and square stonework known as ashlar.Several properties in the seatown have a smoothrender finish which is often “lined out” to replicate anashlar finish. .

Harling is a form of roughcast that is widely used ontraditional buildings throughout Scotland, and isprevalent within the Conservation Area. It is amixture of an aggregate (usually small even sizedpebbles) and a binding material (traditionally sandand lime) and is dashed, or harled onto a masonrywall. Lime mortars were commonly used due to itsexcellent waterproofing ability as it is able to dealwith the complex movement of water which allows

the wall to “breathe”. This provides the building withwarmth and dryness and avoids any damage to thestonework.

Sneck harling is a common surface finish in theConservation Area and is common throughout theNorth East of Scotland. The finish is characterised bythe partial harling or rendering of a wall (namely thesnecks or pinning stones) with any larger stonesremaining uncovered. It is thought that this finishmay have derived from the partial weathering awayof a full harl coating leaving larger stones exposed.There is also debate that it may have derived fromthe lime mortar being cast into the hollows fromlarge field boulders which were used in constructionduring the first stage of agricultural improvementsin the 18th century. It is a distinct vernaculararchitectural detail that adds visual variety and“sense of place” to the townscape.


Photograph 18: An example of two cottages in the Seatown

with Sneck Harling. Notice how only the larger stones are

visible creating a finish that adds visual diversity to the

townscape.18

Numerous properties throughout the ConservationArea have a smooth render applied to their walls.Often it has been “lined out” to imitate the jointingof ashlar masonry and can create an attractive finish.It is important that when using this type of finishthat all of the lines are truly horizontal and that theyare aligned correctly with stone details such aswindow margins. This is to ensure that they followthe rules of a real masonry building. It is alsoimportant that this finish is used subtly as traditionalstone buildings rarely have right angles in theirconstruction.

Photograph 19: An example of sneck harling that has had the

render “lined out” to imitate ashlar blocks. If this finish is used

it is important that the lines are horizontal.

Pointing is the exposed mortar finishing betweenstones in a wall. Its primary function is to provide abed for the stones to sit on and to prevent waterpenetrating into the core of the wall. It achieves thisby providing an easier route for the absorption andre-evaporation of moisture and thereforeencouraging the preferential decay of the mortarrather than the stone. It is important that the correctmortar is applied and in general it should always besofter than the surrounding stonework.

Photograph 20: Lime mortar is a traditional material that

allows for the effective control of moisture movement in

stone walls. Notice the small filler stones referred to as

“snecks” or pinning stones which are added to make the

larger stones securer in the wall.. Snecks are often covered

when a sneck harling finish is adopted which is common

throughout the Conservation Area.

Unfortunately there are instances whereinappropriate materials and finishes have been used.The use of dry dash and cement renders are nottraditional and are detrimental to the ConservationArea’s character. Cement renders can also bedamaging to the stonework as moisture becomestrapped behind the render which does not allow thewall to absorb and evaporate moisture effectively.The result is that the water has to escape via thestone which can lead to significant damage.


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Photographs 21 & 22: Examples of inappropriate mortar and

pointing. The use of dry dash render is not a traditional finish

and it detrimental to the traditional character of the

Conservation Area. Cement render is harder than the

stonework which encourages the absorption and

evaporation of moisture through the stone which increases

erosion.

There are also several examples of properties thathave had their harling removed to reveal thestonework underneath, often to create a“picturesque” effect. While the underlying backingwall may be of coursed stonework or stone rubble itis not a traditional finish and makes the stoneworkand pointing more susceptible to erosion from theelements. Where there is evidence that a buildinghad originally been harled, the harling should bereinstated where possible. A harled wall is not onlythe traditional and most historically authentic finish,but it also provides protection for the stoneworkfrom the weather.

WindowsSash and casement windows are a traditional featureof Scotland’s historic buildings and are a keycomponent to their architectural integrity andcharacter. They also add character to our historicstreets, spaces and Conservation Areas. Sash andcase windows became popular from the 18thcentury onwards, whereas before windows whereoften very small and unglazed. The development ofthis style of window is closely related to theimprovement in glass production. Early sash andcase windows were often divided into smaller 6pane windows by wooden glazing bars calledastragals. This is a traditional and attractive featureof the Seatown. The subdivision and the size andshape of the astragals form a key part of thecharacter of the window and building into which it isfitted. Early astragals tended to be thick and chunkywithout much detail. However, by the mid 19thcentury improvements in production and joinerysaw the introduction of sash and case windows withmuch larger glass panes, and more detailedastragals.

Throughout the Conservation Area the use of timbersash and casement windows in their varioussubdivisions is the predominant style and is a keyfeature of the traditional character of Cullen.Windows are vertically proportioned with theindividual design and style reflecting the age andstyle of the building. Traditionally sash and casewindows used a sliding mechanism to open by theuse of weights and pulleys and were traditionally setback from the building. This aided in providingprotection from the elements as well as providingdepth to the elevation, and adding architecturaldetail and value. Several windows have dressedmargins and are often coloured which contrasts thesurrounding stonework and is used to frame anopening. The traditional finish for sash and casewindows is paint and the use of varnish and woodstaining is not a traditional or appropriate finish.Margins are usually raised, which was adopted whenthe building was to be harled, but it can also be usedas a decorative feature.


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As well as sash and casement windows there are alsoa number of original window styles prevalent in theConservation Area. These designs are generallyfound on later 19th century buildings within theConservation Area. These architectural detailsenhance the village townscape and reflect how thevillage has changed and developed over differentperiods of time.

Photograph 23: An example of Oriel windows on Seafield

Street that add character to the streetscape. However, the

wood staining on the sash and case windows is not a

traditional finish.

Photograph 24: Ovoid Bullseye windows can be found on the

Seafield Arms Hotel which is category A Listed. This shows

architectural flair and adds variety to the streetscape.

Unfortunately, there are examples of inappropriatewindows where modern materials and inappropriatematerials have been used. Windows are the “eyes” ofa building and these inappropriate changes canhave a serious detrimental effect on the character ofa building. uPVC and aluminium is not a traditionalmaterial and is an unsuitable material finish for usein historic buildings. uPVC windows are oftencrudely detailed, and the size of frame is usuallymuch larger than that of a traditional window, givinguPVC windows an obtrusive, ‘chunky’ appearance.The shiny and modern finish uPVC and metalwindows is also out of keeping with traditionalmaterials and is inappropriate for use in historicbuildings. If uPVC windows are permitted on anunlisted building within the Conservation Area it isessential that they reflect traditional styles andproportions.

Photograph 25: An example of how the removal of a

traditional window can have a negative effect on the

appearance and visual balance of a building. It also

highlights the important role that astragals have to the visual

character of a building.

Roof DormersRoofs dormers are a dominant architectural featurein Cullen, with many buildings having themincorporated into their design or being added on ata later date. The small cottages in the Seatownnever intended to have attic accommodation andthe photograph from 1869 reflects this with noproperties having dormers. Many dormers wereprobably added towards the end of the 19th centurywhere occupants were looking to add more space to


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their properties without the need to extend upwardswhich could make the property look imbalanced.

Photograph 26: Early photograph of the Seatown. Notice

how there are no roof dormers prevalent.

There are a variety of different styles of roof dormersthat are constructed using different materials.Dormers not only enhance the visual character ofthe roofscape, but it is also a practical means ofallowing more light to enter buildings. As roofdormers are such a predominant visual featurethroughout the Conservation Area it is importantthat their design is in keeping with and is visuallysubordinate to the roof upon which it is set.

Photograph 27: Roof dormers in their various styles are

prevalent throughout the Conservation Area and streetscape.

The traditional designs that are predominant withinthe Conservation Area are gable fronted pitchedroof dormers and piended roof dormers. Thetraditional style of window used for roof dormers issash and case with a variety of glazing patternswhich can often reflect the age of the building.Dormers are usually timber constructed with slateroofs and can have architectural details such as

slated haffits. Bargeboards are also common whichcan be painted to add visual character to theroofscape.

There are numerous examples of inappropriate boxdormers that incorporate modern non traditionaldesigns. This is often where maximising floorspaceis the key design consideration rather than the visualappearance of the building. Inappropriate designs,materials, or dormers that dominate the buildingcan have a detrimental impact to the character ofthe Conservation Area.

Photograph 28: Inappropriate flat roofed box dormers in the

Conservation Area disturb the continuity and rhythm of the

roofscape. Modern window designs also detract from the

traditional character of the Conservation Area.

Photograph 29: Due to the prominent visibility of the

Seatown’s roofscape, inappropriate box dormers can be seen

from several key vantage points.


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DoorsThe most common door design within Cullen is thetraditional timber panelled door and the timbervertical panelled door. The combination of thesetraditional doors adds to the interesting character ofthe Conservation Area. Where modern designsreplace these traditional doors there is a risk that thecharacter of the Conservation Area could be eroded.

RoofsCullen has a complex roofscape that adds visualcharacter to the Conservation Area. It can be viewedfrom many vantage points within the ConservationArea as a consequence of the steep topography and“low lying” nature of the Seaton. This makes it a keyfeature to the character and appearance of theConservation Area and it is essential that this isprotected from inappropriate development.

The majority of the buildings have steep, 40-45degree, slated pitched roofs. Several buildings retaintheir original Scottish slate which is often set indiminishing courses. The use of slate lends a distinctcharacter and texture to the roofscape. Scottishslate is prevalent within the Conservation Area as itcame into common usage at the end of the 18thcentury. It can be differentiated from Welsh slate bybeing darker and smaller in size than the moreregularly dressed blue Welsh slate. Scottish slate isno longer quarried in Scotland and the main sourceof it now is from second hand demolition. Later 19thcentury slate is also prevalent and is recognised bybeing dressed to a more regular shape and size.

Missing, slipped, or broken slates should bepromptly replaced to match the original to avoidroof leaks. A small leak can lead to progressivedamage to the structure of a building and should beprioritised for repair.

The use of inappropriate roofing materials and stylescan be particularly damaging especially when beingused in a terrace or row of properties as it disruptsthe visual continuity and appearance of theroofscape.

Photograph 30: Non traditional flat roofs disrupt the visual

flow of the roofscape and are detrimental to the character of

the townscape

Throughout the Conservation Area severalproperties have pantile roofs, which add visualinterest and character to the roofscape. The use ofpantiles is a vernacular style of architecture to theNorth East of Scotland, and was in widespread use inthe 17th century. It is thought that they originallyarrived in many North East coastal fishing townsfrom the continent, most notably Holland. Theywere commonly used where cheaper well ventilatedroofs were required.

The first three or four courses of a pantiled roof areoften in slate. These are known as easing coursesand these help to prevent lower tiled courses beinguplifted by the wind. It also aides in dispersing thechannels of water formed in the pantiles allowing forthe more effective collection of rain water.

Masonry details such as skews, skew putts and datestones are prevalent throughout the ConservationArea. They are important features within thetownscape and add visual character and a historicalsense of place to the Conservation Area. Theyshould never be removed.


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ColoursA variety of colours are used within the ConservationArea, particularly in the Seatown, which adds visualcharacter and distinctiveness to the ConservationArea. Many of the cottages have their walls smoothrendered and distinctively painted, with surroundsto windows, doors and quoins picked out incontrasting colours.

Photograph 32: An example of how colours can be used to

emphasise architectural details such as quoins and margins

which helps to add variety to the townscape and contribute

to the distinct “sense of place” of the Seatown.

The use of colour to highlight these details is afeature of Cullen and should be encouraged.However, care needs to be taken when applyingpaint as it could damage the stone. The painting ofunpainted materials should not be encouraged. Anypaint applied to natural materials needs to beporous to avoid moisture being trapped which coulddamage the stone. Ideally a lime harl that usesnatural pigments should be used to add colour tothe external walls of properties.

Essential Character

l The Conservation Area has visual variety dueto the different architectural styles, coloursand materials. However, the use of traditionalmaterials provides the townscape with acohesive and well defined character givingthe area a feeling of permanency and sense ofhistory.

l The use of stone, harling, and slate contributeto the unified architectural character andprovides the Conservation Area with itshistorical and traditional “sense of place”.

l The roofs are predominantly covered in slatealthough the use of pantiles is a vernacularstyle associated with the North East ofScotland. The uniformity of roofing materialenhances the roofscape and visual continuityof the Conservation Area.

l Sash and casement windows are an importanttraditional feature and contributesignificantly to the character and appearanceof individual buildings and the overallcharacter of the Conservation Area.Inappropriate styles, finishes, and materialscan have a serious cumulative detrimentalimpact to the character of the ConservationArea.

l Roof dormers are an intrinsic architecturalfeature of the Conservation Area and addvariety to the roofscape. It is important thatthey are constructed in traditional styles, usecorrect proportions, and use sympatheticmaterials.

l The use of colour to highlight architecturaldetail is a common feature throughout theConservation Area.


Photograph 31: An example of a Seatown cottage with a

pantile roof. This vernacular architectural detail not only

adds visual character and diversity to the roofscape but

also contributes to the Conservation Area’s historical

“sense of place”. Notice the coursing of slate to aide with

rainwater collection.31

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Listed and Unlisted Buildings

There are many listed buildings within theConservation Area. The majority and highestconcentration of listed buildings can be found in theSeatown, where most buildings are either category Bor C listed. This dense mix of listed buildings isessential to the rich traditional character of theConservation Area.

The Conservation Area also contains many unlistedbuildings of townscape merit. Although thesebuildings are unlisted they make a positivecontribution to the character and visual coherenceof the Conservation Area, particularly the buildingson Grant Street. Most of the buildings display manyof the key architectural characteristics of several ofthe listed buildings by having stone walls, slatedroofs and traditional windows.

BUILDINGS AT RISK - PRIORITY BUILDINGS

There are a number of buildings and areas that couldbe deemed to have a negative effect on thecharacter and appearance of the Conservation Areain their current state. Vacant buildings in prominentlocations can be blight to the Conservation Area andtheir deterioration will only get worse over time,particularly if the building is no longer wind andwater tight. Finding an appropriate use for thesehigh risk buildings should be a priority for anypotential future heritage led funding scheme.However, other buildings within the ConservationArea would also be applicable for funding.

The buildings at risk register, is maintained by theRoyal Commission on the Ancient and HistoricalMonuments of Scotland on behalf of HistoricEnvironment Scotland. There are currently threeproperties on the register that fall within the CullenConservation Area. In their current state may bedeemed to have a negative effect on the appearanceof the Conservation Area.

1-3 North Castle Street – C Listed buildingconstructed between, 1820-1830Condition: The building is in fair condition but isshowing signs of stone decay, which could possiblybe exacerbated by missing or broken guttering. Theroof to the rear is poor and is missing slates. It hasrecently been granted consent to bring the previoustwo semi-detached properties into one residentialdwelling with repairs to the facade

47, 47A, Seafield Street Cullen – B Listed, early19th centuryCondition:The building is in poor condition. There isstructural movement to the walls and the chimney headsappear to be unsound. The roof is also deteriorating.

5 North Castle Street – B Listed, 1820-1830 Condition: The single storey cottage is in faircondition but with a very poor roof to the rear withsigns of significant structural movement.

As well as individual buildings there are gap sitesthat are detrimental to the townscape. These sitesoffer the potential for new development as long as itis done in a sympathetic way that reflects thetraditional character of the Conservation Area thathas been identified in this appraisal. The Council willbe proactive in its approach and will contact ownersregarding these negative sites regarding potentialdevelopment opportunities


INTRODUCTION

This management plan and design guidance isintended to aide in the protection and enhancementof the character of the Conservation Area and assistin managing change without compromising theunique and special qualities of Cullen. Themanagement plan seeks to protect the bestarchitectural features and the essential characterthat has been identified in the appraisal. It willhighlight those features that contribute positivelyand are worthy of retention as well as those whichmake a negative contribution or which have aneutral impact. It will also form the basis for designguidance for encouraging sympathetic repair andalteration as well as assisting in rectifyinginappropriate changes and provide high standardsfor new development.

ASSESSMENT OF KEY FEATURES

Having completed an assessment of the townscapecharacter and buildings of the Conservation Area itis possible to understand the key features thatcontribute to the areas historic and architecturalinterest. The following is a summary of the featureswhich contribute to the “essential character” of theCullen Seatown Conservation Area which should becarefully protected and where necessary enhanced.This list is not exhaustive and only identifies themore obvious principal elements which make up theConservation Area’s character.

The key features for each character area arehighlighted below;

Seatownl Earliest part of the town set around the harbour

and reflects Cullen’s links to its fishing historyl Large numbers of category B & C listed buildingsl Informal street pattern with a series of lanes and

wyndsl Small plot sizes and an informal street pattern

with buildings facing directly onto the streetcreates a dense urban townscape

l Use of traditional building materials andarchitectural styles. Buildings are constructedout of stone with a smooth render that is often“lined out”. Slate roofs, timber sash and casewindows, and roof dormers help to provideinteresting character and visual interest.Traditional materials give the area a feeling ofpermanency, distinctiveness, and sense ofhistory.

l Roofs generally have a steep 40/45 degree pitchl Vernacular details – pantile roofs, sneck harling

and gables fronting the sea are all prevalentthroughout the North East of Scotland

l Small 1 – 1 ½ storey buildingsl Very little open spacel The low lying, “nestled” nature of the Seatown is

enhanced by the Viaduct and cliffs of the baywhich provides a scenic backdrop

l The use of colour enhances the visual characterof the townscape


Part 2Management Plan

Planned Townl This is the latter part of the town to be developed

which is reflected by the formal grid iron streetpattern and large plot sizes.

l The street pattern is one of the oldest features ofthe town and has maintained its historicalintegrity for over 100 years. This is reinforced bya consistent building line that directly fronts thepavement.

l Contains the main commercial street and civicsquare

l Steep topography provides scenic views of thebay and in particular the roofscape of the lowlying Seatown. The Viaduct acts as a frame forseveral of these views looking Northwards and isa unique and intrinsic part of the townscape

l Key listed and landmark buildings add historicvalue to the townscape

l Mixture of 1 – 2 ½ storey properties. SeafieldStreet predominantly has the larger buildingsrelating to the later development of this part ofthe town.

l The planned town is dominated by the use oftraditional materials and architectural styles.

l Very few trees and open spacel Traditional shopfronts help give the area its

traditional character

KEY CHALLENGES

As well as highlighting the key features and essentialcharacter of the Conservation Area, the appraisal hasalso highlighted a number of key challenges facingthe Conservation Area. These form the basis for theenhancement opportunities and the designguidance.

l Improving, repairing and reinstatement ororiginal architectural detail.

l Several buildings on the buildings at risk registerl Several unattractive areas on the streetscapel Open space is not being utilised to its full

potentiall The civic square is overly dominated by car and

does not function as a pedestrian friendly “hub”or useable space for the community.

ENHANCEMENT & PRESERVATION OPPORTUNITIES

The Moray Council has a statutory duty to prepareschemes for the protection and enhancement of theConservation Area under the Planning (ListedBuildings and Conservation Areas) (Scotland) Act1997. It is considered important that the Counciladopts a proactive approach to enhancement andthis can only be delivered by engaging with the localcommunity. Cullen has a fantastic ConservationArea and provides the town with its unique “sense ofplace” that needs to be protected and conservedand at the same time grow and adapt to create asuccessful sustainable community. It is importantand there is thorough local engagement tomaximise the environmental, social and economicbenefits that improving Cullen’s historic legacy canprovide.

Potential enhancement opportunities have thereforebeen identified that may be appropriate in thiscontext. This can ensure that the management ofthe Conservation Area reinforces the widerobjectives of regeneration, placemaking andbuilding sustainable communities.

IMPROVEMENT, REPAIRING AND REINSTATEMENTOF ORIGINAL ARCHITECTURAL DETAILOriginal architectural detail makes a definingcontribution to the character and traditionalappearance of Cullen. The challenge is to retain andrepair what still exists and where necessary reinstateand prevent the unsympathetic replacement oforiginal windows, doors, roof coverings, rainwatergoods and dormers. It is important that buildingsare repaired and maintained using traditionalmaterials and techniques that respects thearchitectural authenticity of the built heritage, sothat it can be safeguarded and enjoyed by futuregenerations. Where traditional materials or styles arenot used, it is important that they are of anappropriate material finish. The Council can advisehomeowners on appropriate design, materials andcolours for works to properties within theConservation Area. Further advice and information


can be found from Historic Environment Scotland’sseries of guidance notes “Managing Change In TheHistoric Environment.”

The majority of buildings within the ConservationArea are traditionally built, and with the exception ofa few properties, are in a structurally soundcondition. There are two issues facing theConservation Area. These are;

l The deterioration of historical fabric throughdecay and lack of maintenance and;

l The use of inappropriate materials and loss oforiginal architectural details

The cumulative build-up of small inappropriatechanges could lead to the dilution of the specialcharacter of the Conservation Area. Small changesmade by homeowners, often with good intentions,may only affect one building, but many over time canbe detrimental to the character of the whole area.

There are examples where original windows havebeen replaced in favour of modern replacementswith non-traditional finishes. Original windows addintrinsic architectural value to individual buildingsand the overall Conservation Area and once anyelement of a building loses its original fabric itsauthenticity begins to be eroded. The replacementof original windows should always be a last resort.Modern replacements often do not have the sameproportions, opening methods, or finish oftraditional timber windows and have a detrimentaleffect on the appearance and historic authenticity ofthe building.

For listed buildings, there is always a presumption infavour of retention and repair over replacement, or ifnecessary replaced on a “like for like” basis. uPVCwindows on unlisted buildings will only beacceptable if it is an appropriate traditional style andis not located on a principle elevation or anelevation on public view. However, the fundamentaltest will be if the replacement will have adetrimental impact upon the character andappearance of the Conservation Area.

Traditional windows are often one of the firstfeatures to be replaced as many homeownersbelieve that traditional windows are not energyefficient and often beyond repair. It has now becomeeasier and more cost effective to upgrade traditionalwindows to modern standards reducing the need tolose architectural detail and historic character.Timber in traditional windows is usually of higherquality than modern timber and can be patchrepaired which is often cheaper than wholesalereplacement.

Where timber windows are beyond repair,replacements should match the original in terms ofmaterials, mouldings, astragal sections, patterns, anddecorative finishes. Reinstating original patterns ofwindows where they have been lost should beconsidered in the interests of preserving theauthenticity and character of the Conservation Area.The introduction of a mixture of patterns on abuilding can have a negative effect of the characterand appearance of a building.

The appraisal highlighted that the roofscape of theSeatown is visually prominent from several keylocations and is essential to the character of theConservation Area. It is important that any futuredevelopment proposal respects the roofscape andthe views that it generates. There are examples ofinappropriate modern day box dormers throughoutthe Conservation Area and they have a detrimentaleffect on the overall character of individual buildingsand the whole roofscape. As the appraisalhighlighted, rear elevation of properties are visibleand as much protection needs to be given to themas principle elevations. These views must besafeguarded

There are several instances where a layer ofprotective harling has been removed from walls toreveal stonework. It is often done by homeownersas it is perceived to portray a more attractive upmarket finish. This not only reduces the historicalauthenticity of the building but it also leaves thestonework and pointing open to erosion from theweather.


Potential future funding for heritage led schemeshas the potential to offer grants and education tohomeowners to help improve their properties.Routine maintenance programmes can significantlyenhance and preserve the character and appearanceby pro longing the life of buildings in the long term.Such schemes have many benefits as they not onlyimprove the character of the Conservation Area andindividual properties, but also provide educationabout traditional materials and why it is importantthat they are used.

NEW DEVELOPMENT

Key Principles For New Development The principles of conservation need to beunderstood for potential new developments withina Conservation Area and there is often amisunderstanding that conservation in fact meanspreservation and that it “stifles” new development byrequiring a development proposal to fully imitateneighbouring properties to create a “pastiche”. Thereis scope for contemporary new development withinthe Conservation Area as long as it is sympathetic toits surroundings and is reflective of the keyarchitectural components that are essential to thecharacter and appearance of Cullen. An appropriate,sympathetic contemporary design can add valueand character to the townscape and still respect thearchitectural authenticity and character of the builtheritage.

New development opportunities are generallylimited within the Conservation Area. There aresome fine examples of new development that showthat contemporary buildings can be integrated intoas well as enhancing the Conservation Area.

Photograph 33: An example of new development in the

Seatown. An example of how new development can be

contemporary but still respect the traditional appearance of

the Conservation Area. The massing and height is respectful

of the surrounding townscape and the use of traditional

materials reflects the traditional character of Cullen. The use

of colour around the windows is a characteristic that was

identified as enhancing the appearance of the Conservation

Area.

Photograph 34: An example of new development at the

harbour front of the Seatown. The site previously contained

ruined commercial properties from the Seatown’s commercial

fishing past. The wall from the existing building was

incorporated into the principle elevation of the new

development, which maintains links to the historic past as

well as adding character to the townscape. Notice how the

building also reflects the building line, height and massing so

that it does not disrupt views of the streetscape. A good

example of how new contemporary development on a gap

site can enhance the Conservation Area.


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In order to achieve high quality new developmentwithin the Conservation Area any developmentproposal will have to comply with The MorayCouncil’s Local Development Plan policies on thebuilt environment. Proposals will also have todemonstrate that they comply with the followingkey principles set out below, and the subsequentdesign guidance set out in Part 3 this document.The key principles for any development within theConservation Area are;

1 To encourage and enhance the quality ofdevelopment within the Conservation Area theCouncil will support development whichrespects the local character and architecturaldetail of the surrounding townscape, uses highquality materials, and makes a positivecontribution to the essential townscapecharacter identified in the appraisal.

2 Any proposed development needs to respect theidentified “essential character” in its design interms of;l The building height, massing, street pattern

and plot ratiosl The density of the development in relation to

the surrounding townscapel Respecting traditional architectural styles and

detailing, with appropriate proportions of keyfeatures such as windows and roof dormerson both principle and rear elevations.

3 The intended material finish and design for anyproposed development must reflect the historicauthenticity of traditional buildings in theConservation Area in terms of;l Material type, window frames, doors, roof

dormer styles, roof materials, and wallmaterials and finishes

4 New development and alterations to existingbuildings will also need to comply with Policy H4:House Alterations and Extensions to ensure thatthere are no adverse effects to the amenity of anyneighbouring or adjoining property.

5 Contemporary designs within the ConservationArea can have a positive effect on the townscapeand will be encouraged as long as the designcomplies with the relevant Moray LocalDevelopment Plan 2015 polices, the keyprinciples set out above and the subsequentdesign guidance.

PUBLIC REALM OPPORTUNITIES

Civic SquareThe Square was one of the first features to be built inthe Planned Town and was “the hub” upon which therest of the development was built around. It islocated in the centre of the planned town withSeafield Street running through it, which is theprimary retail street and main thoroughfare throughthe Conservation Area.

It is the main area of civic space within theConservation Area and contains the Market Cross.The Market Cross dates from 1692 and previouslystood in Old Cullen. It was moved to Castle Hill in1820 and then subsequently to its present locationin 1872.

It is important that active uses are found for thisspace that encourages the movement of peoplethrough the historic environment and would allowthis space to be at the heart of the community forwhich it was originally designed for.

The Square is currently dominated by the car, withtwo car parks situated at either side of SeafieldStreet. The domination of the automobile is furtherenhanced by the placement of the two bus stops atthis location, which does not make it an appealing orsafe place for pedestrians to use. On approach fromthe North, the market cross is hidden behind a busshelter and it is not apparent that one is entering“the heart” of the settlement.


Photograph 35: The Square is meant of be the civic hub of the

community with the category Grade A Listed Town Hall is in

the background. Notice how it is dominated by cars in a sea

of tarmac making it a pedestrian unfriendly space. An

improved design could see the Square being reclaimed by

pedestrians while still incorporating sensitive car parking.

This could have the potential to use the space as a civic hub

as it would have originally been designed for, rather than for

the sole function for car parking.

Photograph 36: The Square’s current function is solely used

for car parking, is unattractive, and underutilised as a civic

space.

The use of poor materials, a lack of soft landscaping,and poor street furniture, means that the Square isdevoid of life and vitality other than for the sole useof a car park and bus stop. There are also a numberof key listed buildings that look out onto the Squareand the current civic space devalues the civic spaceand “sense of place” created by the status of thesebuildings and surrounding townscape.

The Square is a large area and there is anopportunity to create a “shared” space thatintegrates pedestrians and traffic together to createa space that is user friendly and restores the civicfunction of the Square. Improving the streetfurniture would help to encourage users to use thespace and if a place making approach is adoptedcould also improve the attractiveness of the Square.

Improvements to the Square could be a target forfinancial investment of any potential futureconservation-led regeneration programme such as aConservation Area Regeneration Scheme (CARS).This could be combined with improvements to theshopfronts on Seafield Street to create a vibrant andattractive hub in the community as well asreinforcing Cullen’s “sense of place”. As it is thelargest area of public space within Cullen it isimportant that the community is engaged andconsulted about any future proposals.

OPEN SPACE

Bayview RoadThe appraisal identified that there is very little openspace within the Conservation Area mainly due tothe compact urban form of the Seatown and theregular street pattern of the planned town. Openspace can make a positive contribution to thetownscape and it is important that what open spaceis available is used in a positive manner to enhancethe character of the Conservation Area.


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The most prominent area of open green space thatthe appraisal identified is located where BayfieldRoad meets Seafield Street. This triangular shapedplot of land is covered by an ENV designation whichclasses it as amenity greenspace in the Moray LocalDevelopment Plan 2015. This designation protectsopen space from inappropriate development unlessit is for a public use and there are minimal adverseimpacts on recreational amenity.

The appraisal identified that this area is a “neutral space”as it neither enhances nor detracts from the character ofthe Conservation Area. Due to its prominent locationthere is potential for this area to enhance the characterof the Conservation Area. The space is visuallyprominent from parts of the Seatown and the PlannedTown, and is adjacent to the A98 which is the mainroute through the town. It is fundamentally importantthat any proposal takes this into account and is notdetrimental to any of these views.

There is potential for future landscaping andplanting improvements to this area to make it moreattractive and create an attractive gateway into theheart of the settlement. This could also be combinedwith an improvement in seating facilities that wouldincrease the recreational amenity value of the space,which would encourage people to frequent thisspace and take advantage of the spectacular viewson offer. It could also be an appropriate location forpotential visitor interpretation boards that could beused to inform visitors of Cullen’s heritage andsubsequent development.

The location of the space is situated between theSquare on Seafield Street and the Seatown. Theimprovement of this space could act as a natural“link” between the two areas and has the potentialto encourage people and visitors to visit all parts ofthe Conservation Area, thus improving the vitality ofthe town. The steep topography and the linearnature of Seafield Street, which runs right through tothe Seatown, means that the open space is partlyvisible from the Square. This naturally encouragespedestrians to move towards the open space andexplore other area of the Conservation Area.

CONTROL OF UNLISTED BUILDINGS

The appraisal identified that there are a number ofunlisted buildings within the Conservation Area thatadd value to the townscape. In general, thesebuildings add value and continuity to theappearance of the Conservation Area in terms oftheir massing, height and architectural detail.

Similar to listed buildings there is a presumption infavour of their retention. Conservation Area statusgives Planning Authorities power to control thedemolition of unlisted buildings. This recognises theimportant role that minor or “less important”buildings play in the character and appearance ofthe Conservation Area.

Any development proposal that involves thedemolition of an unlisted building within aConservation Area needs to comply with Policy BE3in the Moray Local Development Plan 2015.Proposals will be refused unless;

l The building is of little townscape valuel Its structural condition rules out retention at a

reasonable cost, or its form or location makes itsre-use extremely difficult. This should beaccompanied by a structural condition report.

l Where redevelopment is proposed, consent todemolish will only be granted where there areacceptable proposals for the new building

CONSERVATION AREA BOUNDARY

The appraisal established that the historic layout ofCullen has remained largely unaltered for over 100years. The existing conservation area boundarycurrently covers the historic layout and there is noreason to alter the boundary at this time.


The appraisal has identified that Cullen has a diversehistoric environment that reflects the historicalevolution of the settlement and that it has a richtownscape with traditional architectural styles that allcontribute to its “sense of place”. The SeatownConservation Area displays many of the keycharacteristics of a traditional Seaside town with themajority of its buildings listed. Many buildings requirethe repair and maintenance of their walls, doors,windows and roofs. It is essential that the repair,extension and improvement of properties continues,and that it is carried out in a manner which enhancesrather than detracts from the appearance of theConservation Area. If modern materials andarchitectural styles were permitted in the Seatown orPlanned Town of Cullen, then there is a danger theidentity and attractiveness of the town would beeroded and reduced. If the character of theConservation Area is to be maintained and enhanced,which is the reason for its designation, then it isessential that all building works and alterations arewell designed, are reflective of the surroundingtownscape, and use appropriate materials.

ALTERATIONS TO EXISTINGBUILDINGS

Where repairs or alterations to a building arerequired every effort should be taken to use thesame materials as the original. Where this is notpossible every effort should be made to find anappropriate substitute that has an acceptablematerial finish. The replacement or restoration ofworks that use traditional designs/materials will belooked on favourably. The character appraisal hasidentified a palate of materials that are prevalentthroughout the Conservation Area and should beused as a guide for any development proposal.

Where buildings have been subjected to pooralterations and finishes in the past, the opportunityshould be taken to reinstate more appropriatedesign and finishes. Where there is clear evidencethat a building has originally been harled, theharling should be reinstated even though thebacking wall may be of coursed stonework or stonerubble construction. Harling or render is oftenremoved to leave what is perceived to be a“picturesque” finish but it can lead to damage anddecay to the stonework and mortar in the future.Inappropriate dry dash or cement render are nottraditional finishes and can damage the stoneworkthat they are applied onto. Where possible they beremoved and replaced with a traditional lime basedrender.

Stonework that has been given a white smoothrender and “lined out” is prevalent throughout theConservation Area to represent ashlar masonry. Theuse of painted smooth rendered walls withcontrasting margins is appropriate in the Seatown aslong as an appropriate render is used and all of thelines truly horizontal and that they are alignedcorrectly with stone details such as window margins.Less prominent walls, and walls to the rear ofbuildings are often harled and this practice shouldbe continued.

Generally speaking roofs should be slated witheither new or second hand slates, although naturalred clay pantiles may be used in the Seatown oncertain types of single storey properties. If slates arenot used then an appropriate material that has amaterial finish that respects the historicalauthenticity of the building must be used.


Part 3Design Guidance

EXTENSIONS

New extensions or alterations should reflect andenhance the individual building and character of theConservation Area. It should be subservient to theexisting building in terms of size, scale, and massing,which is especially important if it is in view. Wherepossible the proposal should try to match theoriginal dwelling in terms of the materials used andshould be sympathetic to it in terms of design,architectural styles, and proportions.

In the Planned Town, with properties built to theedge of the pavement, extensions will normally bepositioned to the rear. “Lean to” or gable endedpitched roof extensions would be deemedacceptable and would fit in with the fabric of thetown. The “lean to” form of an extension would besuitable where the existing eaves height allows forthe necessary fall on the new roof. Roofs should beslated and standard pitched roof extensions shouldbe terminated with a skew coping.

An example of the type of extensions that would be

appropriate in the planned town

In the Seatown it may be possible to extend aproperty to the rear or the side. Unlike the PlannedTown, where often extensive back gardens canaccommodate large extensions, most Seatownproperties have limited space available for additions.The steep topography and layout of the Seatown

means that extensions are not always hidden fromview and many rear elevations are visible fromseveral key vantage points. Careful considerationhas to be given to their design and position so theydo not detract from any key views of the townscape.Roof extensions may be slated or pantileddepending on the size and finish of the originalSeatown dwelling. Walls may be finished with asmooth painted render or a lime harl, coloured tomatch (or contrast) the original property. Whereextensions are small, vertical timber boarding maybe used to add visual variety.

An example of the types of extension that would be

appropriate in the seatown


WINDOWS

Original windows are a key feature of Cullen’sConservation Area and enrich the townscape. Forlisted buildings there is always a presumption infavour of the retention and repair over replacement.Original windows should always aim to be retainedand repaired, or if necessary replaced on a “like forlike” basis. uPVC windows are never acceptable onlisted buildings and should always be timber as aninsensitive replacement can have a damagingimpact on the architectural authenticity of thebuilding.

The installation of uPVC windows on an unlistedbuilding within the Conservation Area may bedeemed acceptable if it is of an appropriatetraditional style and is not located on a principalelevation or on an elevation on public view. Sashand case ‘lookalike’ windows may be deemedacceptable. However, the fundamental test will be ifthe replacement will have a detrimental impactupon the character and appearance of theConservation Area.

Modern day standards of insulation can be appliedto historic buildings whilst minimising changes tothe character of the listed building. The replacementof original windows will only be accepted where acondition report states that the repair of the originalwindows is not possible.

Where the repair of windows is no longer viable,replacement windows need to be respectful andappropriate to the age and character of the buildingand replicate the original in every aspect. It isessential that any replacements match the original interms of the proportions, materials, design andreflect traditional styles by having a verticalemphasis and the same method of opening. Many ofthe older Seatown cottages have windows withastragals (sub divisions) which constitute anattractive feature. Double glazed wooden sash andcase units that have the historically correct astragalwidth and painted finishes are consideredacceptable as replacements.

Examples of traditional window styles that are appropriate

within the Conservation Area

Traditional sash and case windows will normallyhave a painted finish with white being anappropriate colour. Staining and varnishing is not atraditional finish and should not be used on anylisted building or unlisted building within theConservation Area. The stained finish may be seento be an improvement from aluminium or metalwindows but it is still not an appropriate materialfinish for historic buildings.

Additional information required with thesubmission of an application for replacementwindows:

l In order to facilitate an assessment on thesuitability of replacement windows a conditionreport must be undertaken on the existingwindows and submitted with an application priorto a decision being made.

l A standard detail sheet showing horizontal andvertical sections through the windows at 1:5scale. This should show how the external face ofthe casement/frame and timber sill relates to thestone/rendered reveal and should replicate theexisting.

l A sectional drawing of the astragal/glazing bar at1:1 scale indicating the glazing unit and method,where applicable.

l Copies of elevational drawings to a scale of 1:100are required to be submitted showing theexisting and proposed windows to be replacedor repaired.


DOORS

Doors should be kept simple in appearance. Someof the early single storey cottages may be fitted withdoors of vertical timber boarding, otherwisepanelled doors would be appropriate. Replacementdoors should be made to fill the original openingand the insertion of narrower doors with fixedglazed side panels should be avoided as they are nota traditional style. Wide doorway opening shouldalways be fitted with double doors. Day-lighting tohallways is often provided by a fanlight above thedoorway, and where applicable this feature shouldbe retained. The use of mass produced panelleddoors with integral fanlights should be avoided asthey are usually unsuitable in style and size for use inConservation Areas.

Examples of doors that would be appropriate within the

Conservation Area

ROOF DORMERS

Roof dormers are a common and integralarchitectural feature in both the Seatown and thePlanned Town. Roof dormers should be visuallysubordinate to the roof slope and be set away fromgables and be positioned below the roof ridge.When utilised on the front of a building they shouldbe positioned directly above the ground floorwindows or door openings. This is so that theycomplement the existing building and do notdetract from its original character or symmetry ofthe building.

An example of how roof dormers should be positioned to be

respectful of a building

To maintain the traditional appearance of theConservation Area they should be the sameproportion and style as those which characterise thearea. They should be either hipped or pitchedgabled and be positioned in a way that does notaffect the symmetry or proportion of the existingbuilding. Traditional roof dormers generally haveslate roofs and often have slated haffits. Wide flatroofed dormers can drastically alter the form andscale of pitched roof buildings and are notacceptable. The infilling between dormers will alsonot be permitted.

Examples of traditional dormers styles that are prevalent

throughout the Conservation Area


No dormers will be permitted on the smallerSeatown cottages where roof dimensions areseverely restricted. The rear elevations of theroofscape are visible from key points in theConservation Area. These views make a significantcontribution to the character and appearance of theConservation Area and proposals for the addition ofdormers to the rear elevation of a property in theSeatown need to be respectful and aware of this.

In the planned town, traditional sized and styleddormers would be appropriate on the frontelevation of properties and there may beopportunities for wider varieties to the rear.

ROOF ALTERATIONS

Where a roof requires altering or repaired,permission will normally only be given if theproposed materials are appropriate and respect thearchitectural style and period of the existing rooffinish of the building. Within the Conservation Areaslate is the predominant material used. Newproposals should aim to have slate roofs and wherethis is not possible an acceptable slate substitutethat respects the architectural authenticity of thebuilding should be used. The original roof form andpitch should be maintained, even in cases where theroof needs rebuilt.

While the roofscape of the Planned Town isdominated by slate roofs, several smaller singlestorey cottages in the Seatown have pantile roofs.Natural red clay pantiled roofs, with lower courses ofslate known as “easing courses” is a vernaculararchitectural detail that is common in the North Eastof Scotland and may be used in the Seatown oncertain types of single storey cottages. Care needsto be taken if an original pantiled roof is beingreplaced. The replacement of pantiles for slate couldmake the new roof surface sit low in relation toskews and copes because of the significantreduction in the overall depth of the roof cladding.

Chimney heads and stacks contribute greatly to theprofile of the building and should be maintained.Chimney pots should also be retained and if not inuse should be capped with a flue vent. Architecturalmasonry details such as crow steps, skews and skewputts add intrinsic value and character to thetownscape and should never be removed.

SOLAR PANELS

Normally, solar and PV panel installations fall underPermitted Development rights meaning that theywould not require planning permission. Planningpermission will be required for the addition of solarpanels to both listed buildings and unlistedbuildings in Conservation Areas. When fitting solaror PV panels to a building in a Conservation Area ora listed building, care should be taken to make surethat the character of the building is maintained andany historic fabric is not disturbed or destroyed.

It is important to consider not only the impact thatinstallation of solar panels will have on the buildingthey are fitted to, but to the overall streetscape. Tothis end, planning permission can be denied on thebasis that an installation would set an inappropriateprecedent, increasing the likelihood of similarinstallations nearby.

In the Seatown the roofscape is highly visible from anumber of vantage points and is deemed anessential component to the character of this area.The installation of solar panels, particularly on rearelevations, will be highly visible and could bedetrimental to these views.

In the planned town the addition of solar panels to awall or roof on a principal elevation may bedetrimental to the character overall townscape.

As a general principle solar panels should beinstalled on an inconspicuous area of the roof suchas the inner slopes of a roof valley. However, thefundamental test will be if the addition of solarpanels will have a detrimental impact upon thecharacter and appearance of the Conservation Area.


PAINT AND COLOUR

The painting of previously unpainted materials willnot normally be permitted as inappropriate paintingcan cause damage to traditional materials. Thepainting of window margins in a contrasting colouris a feature of the Seatown and will be encouragedwhere appropriate. Care needs to be taken to selecta paint that will not damage the stone. Downpipesand other rainwater goods should be painted inunobtrusive colours such as black or slate grey. Thevarnishing and staining of timber windows is not atraditional finish and is not acceptable on anybuilding within a Conservation Area.

SHOPFRONTS

Most of the shop premises in Cullen are situated onSeafield Street or Grant Street within the PlannedTown. Original shopfronts make a positivecontribution to the character and appearance of thetownscape.

Original shopfronts should be protected and originaldetails should be reinstated and used as the basis fornew design. Any new or alterations to shopfrontsshould be designed on an individual basis to takeaccount of and reflect the materials, proportions,age and style of the building and the streetscapeinto which they are set. In general, traditionalshopfronts should incorporate painted timber fasciaboards and stall risers into their design.

Modern designs will be deemed acceptable if theproposed design adheres to the above designcriteria and uses quality materials. They should aimto incorporate traditional shop front features and besympathetic to the character of the individualbuilding and Conservation Area. Illuminated signswill not be accepted.

Additional guidance on the principles of goodshopfront design can be found in the Elgin CARS:Traditional Shopfront Improvement Guide.

VISTAS AND VIEWS

The appraisal highlighted that views both in and outof the Conservation Area are essential to thecharacter of the Conservation Area. Developmentproposals need to give regard to their potentialvisibility from different parts of the ConservationArea. In particular the roofscape of the Seatown isvisibly prominent from several key locations and isessential to its traditional character. Developmentproposals that affect key views and vistas will not belooked on favourably.


Do I need permission?Listed buildings (either within or outwithconservation areas)

l Repairs to original windows and doors in listedbuildings will not require listed buildingconsent providing the repair work exactlymatches the original in terms of design,materials and profiling.

l The installation of double glazing withinexisting frames in listed buildings will requirelisted building consent. If a listed building isalso located within a conservation area,planning permission may also be required.Clarification from the planning authority shouldbe sought.

l The installation of secondary glazing in listedbuildings will require listed building consent.

l The removal or replacement of windows anddoors in listed buildings will require listedbuilding consent. If a listed building is alsolocated within a conservation area, planningpermission may also be required.

l Material changes to windows and doors inlisted buildings will require listed buildingconsent i.e. alterations to the design, material,size, opening mechanism or proportions as wellas blocking up windows and doors. If a listedbuilding is also located within a conservationarea, planning permission may also be required.Clarification from the planning authority shouldbe sought.

l Reinstatement of an original window or door ina listed building will require listed buildingconsent. If a listed building is located within aconservation area planning permission will alsobe required.

Unlisted buildings within conservationareas

l Repairs to original windows and doors inunlisted buildings within conservation areaswill not require planning permission providingthe repair work exactly matches the original interms of design and materials.

l The removal or replacement of windows anddoors in unlisted buildings within conservationmay require planning permission if there is amaterial change and constitutes development.The Council places strong emphasis upon fullyexploring the possibility of undertaking repairwork to original windows and doors beforeconsidering replacement.

l Material changes to windows and doors inunlisted buildings within conservation areas,including repair work, may require planningpermission. Clarification from the planningauthority should be sought.

l Reinstatement of an original window or door inan unlisted building within a conservation areawill require planning permission.


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