Preserve and/or Enhance

Preserve and/or Enhance Statutory Planning Group-work 28.11.17

UP51007

Contributors

Fraser Docherty Gregor Paxford Alistair Thomson Mark White

Tutor

Kirsty Macari Helen O’Connor

Collaborators

Angus Council Alexander Munro Fergus Purdie Ian Gilzean

Foreword

The following report is a critical analysis of Montrose and the Montrose Conservation Area, placing it within the context of the Scottish statutory planning system, and suggesting measures for refinement, enhancement and preservation.

The report has been compiled by the University of Dundee’s 17/18 Architecture + Urban Planning Masters Unit.

Contents

Part 1 | Background Information Page 1. Introduction 11

1.1 Opening Statement 1.2 Introduction to Town 1.3 Introduction to Community

2. History 19

2.1 Timeline

2.2 Historic Development

3. Planning Context 37

3.1 Planning Framework

3.2 3.3 3.4 3.5

Montrose Local Development Plan Suggested Future Policy Approach Conservation Place Making

4. Wider Context 57

4.1 Connectivity

4.2 4.3 4.4 4.5 4.6

The Scottish Index of Multiple Deprivation Council Assets Building Use Property Market SWOT Analysis

Part 2 | Developing a Strategy 5. Character Appraisal 73

5.1 The Conservation Area 5.2 Historic Development 5.3 Architectural Quality 5.4 Townscape Analysis 5.5 Enhancement Opportunities

6. Strategy 119

6.1 Objectives

6.2 6.3 6.4 6.5

Development Areas Key Routes Proposed Conservation Area Vision

7. Site Specific Responses

7.1 7.2 7.3 7.4 7.5 7.6

131

The Basin North High Street South High Street Locarno Close The Mid-Links St. George Street Blocks

8. Future of Montrose 145

8.1 Action Plan 8.2 Time + Effort Vs Impact

9. Conclusion 151

9.1 Concluding Statement

10. Case Studies 155

10.1 10.2 10.3 10.4 10.5 10.6

Helensburgh Town Centre Porto World Heritage Banyoles’ Old Town, Girona St. Andrews Design Guidelines Temple Bar, Dublin GASP Boardwalk

11. References 177 12. Table of Figures 181

“Town centres are a key element of the economic, social and environmental fabric of Scotland’s towns; often at the core of a community and economic life, offering spaces in which to live, meet and interact, do business and access facilities and services. We must take collective responsibility to help town centres thrive sustainably, reinvent their function, and meet the needs of residents, businesses and visitors for the 21st century.�

Town Centre First Principle, Scottish Government

1. Introduction An introduction to Montrose

1.1 Opening Statement 1.2 Introduction to Town 1.3 Introduction to Community

1.1 Introduction | Opening Statement

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Montrose [Fig.1] has been subject to the same issues as many towns in Scotland; suburban expansion, vehicle centric planning, online shopping and out of town retail outlets. Combined these issues draw the life out of town centres, leaving them to deteriorate.

With that, a question is raised:

How to Preserve and/or Enhance Montrose’s Historic Core?

In order to answer this question, this report initially examines the macro and micro context of Montrose, delving into further detail through a character appraisal centred around Montrose’s conservation area. The appraisal identifies, describes and analyses the factors that make an area unique or special and to propose actions to safeguard that special interest. Further identifying features or problems that detract from this special quality and suggests ways that these could be addressed.

From this, a series of urban strategies were formulated which subsequently preserve and/or enhance Montrose’s historic core. The strategies proposed in this document aim to raise the overall quality of the high street, reestablishing it as the vibrant hub of the town. Whilst the focus has been on the town centre, aspects outwith this area have been investigated. The Angus Local Development Plan (LDP) has been the main point of reference and suggestions have been made as to how the future LDP could set up a framework for a more sustainable and liveable town. The main outcomes are; increasing the residential capacity of the town centre, strengthening the links to the public transport hubs, reducing the need for car ownership and increasing walkability.

Fig 1 | Montrose within Scotland

1.2 Introduction | Introduction to Town

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Angus Montrose is the northernmost coastal town in Angus, situated on the east coast of Scotland. The population of Angus, around 116,000, is interspersed between a number of small towns and villages, of which Montrose makes up approximately 12,000 [Fig. 2].

Montrose Montrose is regarded as the culture capital of Angus and is the county’s third largest town. The town has historically developed on a narrow peninsula, set between the North Sea to the east and a unique tidal basin to the west. The Montrose Basin, to the west of the town, is the largest inland salt water basin in the UK, and is thus considered a nature reserve of international importance. This has resulted in the linear north-south pattern of development that is clearly apparent today. The town has an attractive townscape and a number of distinctive character areas including its wide High Street, the Mid Links, Tidal Basin Harbour area, extensive seafront and open links.

Key industries including Montrose Port and GSK located in the south of the town play an important strategic role in the Angus economy.

Fig 2 | Montrose population

1.3 Introduction | Introduction to Community

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Montrose has an active scene serving its community, representing a wide range of interests. There are many community led events and festivals held in the town that are well attended by both its local community and the wider community out-with.

Montrose Playhouse Project Montrose Playhouse Project SCIO is a group of local volunteers whose ambitious plan is to convert the former swimming pool situated on The Mall into a community cinema and arts facility.

The intended proposals provide a new cultural arts facility & three-screen digital cinema called The Playhouse for the benefit of Montrose and Angus. The project began in 2013 and has grown rapidly with over 5000 Facebook followers online. In the interim the project has teamed up with FilmMobile Scotland to show monthly screenings in an effort to raise funding for the project.

Angus Farmers Market The Angus Farmer’s Market takes place on the first Saturday of each month on Montrose’s High Street. Due to an increasing demand since the event’s inception in 1999 the first Montrose market was held in October 2005.

Montrose Music Festival (MoFest) Established in May 2008, the Montrose Music Festival [Fig. 3] is an annual non-profit event organised by volunteers.

Demand for the event is high, selling out within the first hour of tickets going on sale, with MoFest generating approximately £500,000 for the local economy. The three day event won the 2008 “Pride of Angus Award.

The High Street is a main focal point for the festival with the whole south end completely pedestrianised for the festival.

Fig 3 | MoFest 2014 in the High Street

2. History Montrose’s development through time

2.1 Timeline 2.2 Historic Development

2.1 History | Timeline

2.2 History | Historic Development

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A town of relative wealth historically, Montrose was a centre for international trade based largely on its coastal situation and close proximity to the then thriving cities of Aberdeen and Dundee. This trading heritage is evidenced in the many local street names including ‘America Street’, ‘Baltic Street’ and ‘India Street’.

Such significance as a port town led to investment in its architecture and consequently Montrose has a rich architectural background. The town’s skyline is dominated by the 220 foot steeple of the Old and St Andrew’s Church, dating from the mid-19th century.

Fig 4 | Montrose Lighthouse

Fig 5 | Montrose Harbour

Fig 6 | Montrose Harbour

Fig 7 | New Bridge, Montrose backdrop

Fig 8 | New Bridge

Fig 9 | Montrose High Street

Fig 10 | Montrose High Street

Fig 11 | Montrose High Street

Fig 12 | Montrose High Street

Fig 13 | Montrose Hospital

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1747 •

During the 18th century the town was a major smuggling centre

•

Wealthy merchants in the 18th and 19th centuries dominated the town and built their houses gable to gable. Hence Montrosians have inherited the sobriquet, “gable-enders“

•

Central high street formed running North-South

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Church of St. Mary and St. Peter can be seen to the east of the town

Fig 14 | 1747 Map of Montrose

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1832 •

A bridge connects Montrose to the south of the basin

•

Town expands toward the basin mouth and a harbour is created

•

‘Fish bone’ town structure with rig system to distribute land

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Basin edge site of current thoroughfare road

•

Early development of the Faulds

Fig 15 | 1832 Map of Montrose

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1861 •

Extensive development to the east (‘Faulds’) and to the south at the Harbour with the introduction of a wet dock

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Train station at harbour due to demand from increased trade

•

Railway circles around to the east of the town

Fig 16 | 1861 Map of Montrose

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1900 •

New train line from south effectively traps the town and cuts it off from the basin and the beach

Fig 17 | 1900 Map of Montrose

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1950 •

Townscape becomes more dense between the two train lines

•

Expansion to the south over the bridge towards Ferryden and also to the north

Fig 18 | 1950 Map of Montrose

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Present day •

Large scale development to the north

•

Expansion of the Harbour area

Fig 19 | Present day Map of Montrose

3. Planning Context Scottish Planning System and its relationship to Montrose

3.1 Planning Framework 3.2 Montrose Local Development Plan 3.3 Suggested Future Policy Approach 3.4 Conservation 3.5 Place Making

3.1 Planning Context | Planning Framework

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National Planning Framework The National Planning Framework is a government led initiative that sets out and establishes a long term overall planning strategy for development in Scotland. It is the spatial expression of the economic strategy of the Scottish Government, and identifies plans for development and investment in infrastructure. The NPF both identifies and prioritises national developments and other strategically important development opportunities in Scotland. The framework is accompanied by an Action Program which identifies how and when the Government should expect the changes to be implemented.

Scottish Planning Policy The Scottish Planning Policy sets out national planning guidelines which reflect the Scottish Government’s strategy for planning and the development and use of land. As a government directive, it has a significant bearing upon funding for local authorities and local communities, and is also influential to the preparation of development plans and planning decisions.

The guidelines establish overarching principle policies on sustainability and place-making, whilst subject policies focus on providing higher quality places in Scotland.

The Scottish Planning Policy is supported by the Designing Streets and Creating Spaces documents.

Town Centre First Principle The Town Centre First Principle is a Scottish Government policy which iterates the importance of town centres. The principle encourages public sector investment and helping local communities to thrive. As such the policy contributes

to the economic, social and environmental fabric of our towns. It highlights the fundamental need for a collective responsibility of our town centres in order to meet both present and future needs and as such are sustainable.

The Town Centre Action Plan The Town Centre Action plan is a statutory planning document produced by Scottish Government putting forward an action plan for town centres. The document highlights the needs for investment and growing local economies through sustainable means to ensure the successful development and regeneration of towns.

TAYplan Strategic Development Plan The TAYplan Strategic Development Plan is a statutory planning policy, involving cross-collaboration between local councils within the region. The plan sets out policies for situating future developments, and how to better shape the quality of places in relation to location, design and layout from the outset. Consequently, the plan forms the basis for local councils Local Development Plan that is specific to local issues and development opportunities.

Angus Local Development Plan The Angus Local Development Plan is a statutory planning document, produced by Angus Council. This document details specific areas for development within each town within council region (including Montrose [Fig. 21 & 22).

As well as outlining overall objectives, zoning and growth opportunities, the plan also highlights conservation areas, green spaces and places of environmental significance.

Fig 20 | Diagram highlighting hierarchy of Planing Policy

3.2 Planning Context | Montrose Local Development Plan

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With regards to future growth/ development, the Local Development Plan for Montrose [Fig.21 + 22] shows:

3. Ensuring the continued provision of marketable land for employment uses by allocating land at Forties Road North and Montrose Airfield to support the renewable energy sector; supporting the continued development of the Strategic Development Area at Montrose Port.

•

Two allocated future housing development sites (M1,M2) to the North West of the town centre.

•

Planned employment sites towards the North and North East of the town.

•

There are 3 opportunity sites located throughout the town; (M9,M5,M4) .

4. Protecting and enhancing Montrose’s visitor assets and further developing tourism and recreation facilities and accommodation.

M9 sits to the North of the town centre. Directly behind a Lidl supermarket and on the periphery of a recently completed residential housing estate.

5. Encouraging new development and investment where this will strengthen the role of the town centre and enhance its vibrancy, vitality and viability whilst improving the quality of the physical environment.

M5 is just on the outskirts of the town centre to the North.

An old council run community swimming pool which is now redundant, and subject to a crowd-funding campaign to turn it into a cinema.

6. Safeguarding and enhancing the natural and built features which are a key part of the character and identity of Montrose including its historic town centre, Mid Links, east links and seafront and the Basin.

M4 is Chapel Works: Marine Avenue Mill, and old and now derelict mill dating back to around 1866.

7. Managing the risk of flooding particularly along the coast and around the Basin, ensuring development is not at risk of flooding and does not increase flood risk elsewhere; mitigating the effects of coastal erosion and dune instability in the context of the Shoreline Management Plan.

Relevant Core Objectives 1. Supporting the redevelopment of vacant, underused and brownfield sites within the defined Development Boundary, including Sunnyside Hospital Estate, Chapel Works Mill and the Former Swimming Pool.

2. Identifying sites that are effective or capable of becoming effective within the plan period to accommodate a mix of new housing development to meet local needs at Rosemount Road, Hillside and the remainder of greenfield land at Brechin Road for phased release throughout the plan period.

8. Protecting and enhancing open spaces and the connectivity and functionality of green networks, integrating new provision as part of land allocations and new development especially at Brechin Road, Forties Road North, Montrose Airfield, Sunnyside Estate and Rosemount Road.

Fig 21 | Local Area Development Plan

.

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Fig 22 | Local Area Development Plan inset map

3.3 Planning Context | Suggested Future Policy Approach

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Montrose within Angus The ALDP lists Montrose as a ‘Tier 2’ settlement stating ‘most’ new development will be directed to these settlements. The overall county development plan seeks to provide four key targets: •

Channel the majority of development, including local housing and employment opportunities, within towns that have the capacity to accommodate integrated new development within an existing infrastructure

•

Maintain and protect the diversity and quality of the rural area and encourage local development which supports the population and services of local communities

•

Provide opportunities for appropriate diversification of the rural economy

•

Maintain the quality of valued landscapes, the natural, built and historic environment, and biodiversity

This desire for positive change supports the case for proposed regeneration projects with Montrose.

The Montrose Charrette In late 2015, Angus Council selected Montrose as the focus for a locally driven design charrette [Fig. 23] to actively involve local community in planning the future of the town. The Montrose Charrette is part of a wider series of Angus design charrettes that aims to utilise local communities together with business professionals to shape the future of its towns. They are a series of consultation and design programmes that gather local opinions, ideas and aspirations, with a view to delivering a vision of what communities want over the short, medium and long term.

Fig 23 | Montrose Charrette front cover

3.4 Planning Context | Conservation

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Montrose contains one of Scotland’s 600 conservation areas with over 250 listed buildings, fabrics and monuments.

The most significant of these are the Grade A listed Montrose Old and St Andrew’s Church, located on the High Street, which dates back to the 1793. Naturally, the planning authority’s key objective is to preserve and/or enhance the towns well established character and fabric.

The retention of a building’s fabric, proportions, boundary walls, street lines and consideration of material palette etc. help to align with the Local Authority’s objectives. A careful consideration of these helps to gain permissions within a Conservation Area.

Funding opportunities can often be available from various organisations that are keen to retain and improve existing townscapes, namely, Historic Environment Scotland, Angus Council and the Heritage Lottery Fund, amongst others.

Fig. 24 | Listed Buildings and Conservation Area diagram

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The figure ground plan identifies the current condition of every building within the curtilage of the Montrose conservation area.

It is apparent that there are very few poor maintained buildings. (Typically these are abandoned or buildings at risk.)

Approximately 50% of the high street is ‘Moderately Maintained’. Typically the work most of these buildings need, is having their gutters/downpipes cleaned and cleared, and their façades needing repainted or replastered. It is vital that these works are encouraged, so not to allow the towns key assets to depreciate.

Fig. 25 | Building condition within the Conservation Area diagram

3.5 Planning Context | Place Making

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What is ‘good design’?

Good design, as described in Design Streets + Designing Places, is not merely how a building looks, it is an innovative and creative process that delivers value.

Design provides value by delivering good buildings and places that enhance the quality of our lives. This can be: • • • • •

Physical value: enhances a setting Functional value: meets and adapts to the long-term needs of all users Viability: provides good value for money Social value: develops a positive sense of identity and community Environmental value: efficient and responsible use of our resources

The value of good buildings and places Good place-making can provide communities with an important cultural context; a sense of pride and belonging; and a sense of local and national identity.

It can provide environments which function well; link well with surrounding settlements and provide attractive areas in which to socialise, to move around and to do business.

Good buildings and places can have personal value to us as individuals. They give us a sense of belonging, a sense of identity, a sense of community, and offer us the amenities to meet our daily needs.

Good buildings and places can provide value to us as a society. They attract talent and investment and are the essential infrastructure which sustains business. Good places can be the critical factor in determining whether we choose to walk or drive, whether our lifestyles are active and healthy, and the size of our carbon footprint.

Good buildings and places can provide value to us as a country. They are an essential component in delivering

our environmental ambitions and putting Scotland at the forefront of the global effort to tackle climate change.

Scotland’s unique architecture and places promote our distinctive identity all over the world, attracting visitors and investment.

“Our town centres are important in economic, cultural and low-carbon terms. We are social animals, and town centres offer us a sense of community, giving us the opportunity to walk streets that are flourishing with activity and to interact with others as part of our everyday life. Town centres offer a vision of the future that is at once familiar, enlivening and radically different from what’s on offer out-of-town.”

Malcolm Fraser, Chair, The Scottish Government Town Centre Review

“Roads - thoroughfares whose main function is to facilitate the movement of motor traffic.

Streets - have important public realm functions beyond those related to motor traffic. They are typically lined with buildings and public spaces and, whilst facilitation of movement is still a key function, they normally support a range of social, leisure, retail and commercial functions.”

Scottish Government, Designing Streets

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6 Qualities of Successful Places Both documents (Design Streets + Designing Places) outline six key qualities that are fundamental to a ‘successful place’. The Scottish Government have set out six key qualities for successful places for Scottish villages, towns and cities.

1. Distinctive •

Places where distinctive landscapes, natural features, buildings, streets, spaces and skylines inspire patterns of new building.

2. Safe + Pleasant •

Places where streets are livelier and feel safer because a building has windows, doors or active uses on to the street, rather than presenting a blank façade

•

Places where footpaths and open spaces feel safer because buildings overlook them

•

Places with residential accommodation above shops to provide inhabited rooms overlooking streets and to encourage evening activity

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Places where the distinction between public or private space is made clearer

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Places where a gap in an otherwise continuous building frontage, that detracts from the street’s quality, is either filled or made into usable space for pedestrians

•

Places that create a sense of enclosure by enclosing streets, squares, parks and other spaces by buildings and trees of a scale that feels right

3. Easy to move around •

Places that ensure that the density of development is highest where access to public transport is best

•

Places that site bus stops more conveniently and make them safer and better lit

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Places that make railway stations accessible by foot from all directions

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Places where roads and footpaths are better connected into well used routes, so that the presence of more people makes them feel safer

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Places with public spaces that are better linked into a route that is well used by people on foot

•

Places that encourage cycling

•

Places that pedestrians go to and from which are connected by more direct routes

4. Welcoming •

Places where new landmarks create or improve views and help people find their way around

•

Places where views are opened up

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Marking places that act as gateways to particular areas

•

Places where better lighting improves safety, helps people find their way around, highlights landmarks, shows off attractive buildings or disguises eyesores

•

Places that create distinctive works or art and craft

•

Places where better signage is used

5. Adaptable •

Places that ensure that new development, or other improvements, support a mix of compatible uses and tenures, helping to make the place one where people live, work and play, rather than having a single use and being ‘dead’ after hours

•

Places where buildings and areas are adaptable to a variety of future uses, by ensuring that they are not tightly designed to a particular use

6. Resource Efficient •

Places where new and existing buildings minimise their use of energy through the way they face the sun, how they are sheltered from the wind by the slope of the land, trees and other buildings, and how they are constructed

•

Using and developing buildings, sites or areas that are underused

•

Using building materials that are available from local and or sustainable sources

•

Utilising natural features that are important to conserve and emphasise

•

Places where a park or green space has been created or improved

•

Places that improve habitats and support wildlife, attracting and protecting living things

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Place Standards The group carried out a place standard poll for each character area- the Basin, High Street and Mid-Links. “The Place Standard tool is a way of assessing places. Whether the place is well-established, undergoing change, or is still being planned.�

Place Standards

The Place Standard tool provides a simple framework to structure conversations about place. The tool allowed the group to simply score aspects of each area within the study. The tool is a means to prompt for discussion, allowing the group to consider all the elements of a place in a methodical, diagrammatic way. The tool pinpoints the assets of each of the three areas within the study as well as areas where an area could improve.

The following diagrams are a mean score based on individual scoring by the M.Arch + UP group.

The Basin

High Street

The Mid-Links

4. Wider Context Broader Montrose information

4.1 Connectivity 4.2 The Scottish Index of Multiple Deprivation 4.3 Council Assets 4.4 Building Use 4.5 Property Market 4.6 SWOT Analysis

4.1 Wider Context | Connectivity

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Montrose has both road and rail links to Aberdeen, to the north, and Dundee, to the south. The A92 runs north-south linking with the A90 duel carriageway.

The settlement can be easily accessed by Car/Bus, Train, or Boat. Trains arrive approximately every 30 minutes into Montrose Station with bus frequency around the same. As of summer 2018 cruise ships will also be docking at Montrose.

The A92 Currently separates the centre of Montrose from the Train Station. This prohibits easy access for pedestrians to the Historic Core.

Fig. 26 | Connectivity around Montrose diagra6

4.2 Wider Context | The Scottish Index of Multiple Deprivation

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The Scottish Index of Multiple Deprivation (SIMD) identifies small area concentrations of multiple deprivation across all of Scotland in a consistent way. SIMD provides a wealth of information to help improve the understanding about the outcomes and circumstances of people living in the most deprived areas in Scotland.

From the figure ground plan it is obvious south Montrose (port area) is the most deprived part of the town along with a pocket of deprivation to the north-east of the High Street.

The area to the north-west of the High Street and to the south in Ferryden are the most affluent areas.

Fig. 27 | SIMID diagram

4.3 Wider Context | Council Assets

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There are a number of council assets within the centre of Montrose. The most dominant being the ‘Access Centre’ to the south of Montrose High Street. Within this area there is also the Library, Montrose Museum and Academy. To the North there are the council offices on John Street.

There are large areas of council owned land to the east of the town. This covers the Mid-Links and Golf Course as well as a number of playing fields.

There are a number of key council assets within the Historic Core and Mid-Links.

Fig. 28 | Council assets diagram

4.4 Wider Context | Building use

Residential [Fig. 29]

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Retail [Fig. 30]

Industrial [Fig. 31]

Educational/Public [Fig. 32]

Health Facilities [Fig. 33]

Religious Buildings [Fig. 34]

4.5 Wider Context | Property Market

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The average price for property in Montrose is £166,762 in October 2017. This is a rise of 0.76% in the past 12 months. In terms of property types; flats in Montrose sold for an average of £93,328, terraced houses for £142,82, semi detached houses for £145,161 and detached houses for £239,582.

The average price to rent retail space within the High Street is £13.83/sq. ft./pa.

Fig. 36 | House prices house diagram

4.6 Wider Context | SWOT Analysis

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Fig. 37 | Aerial Image of Montrose - Highlighting key areas

5. Character Appraisal Montrose Conservation Area + Train Station

5.1 The Conservation Area 5.2 Historic Development 5.3 Architectural Quality 5.4 Townscape Analysis 5.5 Enhancement Opportunities

5.1 Character Appraisal | The Conservation Area

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Montrose Conservation Area The chosen area of study includes much of the Montrose Conservation Area. The area comprises mainly of the High Street and the Mid-Links, bleeding out to Bridge Street (to the south west) and Ferry Street (to the south east).

What is a Conservation Area Conservation areas were first introduced by the Civic Amenities Act 1967. The Planning (Listed Buildings and Conservation Area) (Scotland) Act 1997 provides the current legislative framework for the designation of conservation areas. Designated mainly throughout the 1970s in Scotland, conservation areas were established in order to safeguard areas of particular significance within Scotland’s cities, towns and villages. There are a total of over six hundred conservation areas in Scotland of which nineteen are within Angus Council.

A conservation area is defined as “an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance” In a conservation area it is the buildings and the spaces between them that are of architectural or historic interest.

All planning authorities are required to determine which parts of their area merits conservation area status.

Conservation area status is not designated in order to prevent change but to manage change so that an area’s qualities are maintained and, if possible, strengthened.

Planning control is therefore directed at upholding the integrity of an area and enhancing its special or particular character. Conservation area status also imposes more stringent controls on changes that can be made to buildings and land. Such controls include the

automatic protection of all trees, the need for planning permission to demolish a building partially or fully and strengthened controls over minor forms of development.

Policy Context + Article 4 “The main implication of conservation area designation is to require consent for specific types of development that would not otherwise require consent”. Thus, the designation controls development and as such enables greater protection of specific areas within the built and historic environment. This level of control can, in certain circumstances, be further extended through the introduction of an Article 4 Direction.

They should not resort to blanket restrictions of regulation but should relate to the character defined in the specific conservation area appraisal. Further policy guidance on the use of Article 4 Directions is set out in NPPG 18.”

“To ensure that the character and appearance of the conservation area is not eroded through incremental change” Development proposals which affect local historic environment sites as identified by Angus Council (such as Conservation Areas, sites of archaeological interest) will only be permitted where: •

Supporting information commensurate with the site’s status demonstrates that the integrity of the historic environment value of the site will not be compromised

•

Or the economic and social benefits significantly outweigh the historic environment value of the site

The importance of conserving

Enhance and preserve the Conservation Area

“Historic buildings and townscape are integral parts of the living and working community. Conservation policies should give a high priority to maintaining and enhancing the prosperity and vitality of historic areas.”

Montrose is made up of a series of fragmented character areas. The newly proposed spine road risks further compounding the detachment between the south of the town and its historic core; placing greater importance on maintaining and enhancing the east/west axis.

Character

There are three key spaces that are integral to the legibility of the town and its historic core; the Basin, the High Street and the Mid-Links. That is the series of interconnections between the railway station and the basin.

The Montrose Conservation Area can be distilled into two main areas, that are very different based on their characteristics. the High Street and the Mid-Links

Character Appraisal The purpose of the character appraisal is to identify and analyse the factors that make these areas unique and/or special and to propose actions to safeguard that special interest. The appraisal also identifies features or problems that detract from this special quality and suggests ways that these could be addressed.

The Montrose Character Appraisal will identify and analyse the historic and architectural character of the Montrose Conservation Area. The appraisal will highlight the prevailing quality and level of preservation of the details that define the character of the conservation area.

The analysis will consider the merits of the townscape, buildings and natural environment. It will identify the principal elements of these factors that define the character and establish how the ongoing alteration of these essential elements and gradual development has either preserved or detracted from the overall quality.

The following character appraisal seeks to better define the Montrose Conservation Area through critical analysis in order to effectively preserve and/or enhance the town’s qualities.

Montrose currently sits at a crossroads where the town’s historic core is in decline. Though an exemplar small town within the general context of Scotland, and a place of relative historic wealth and architectural value, there is a need for improvement in order to prevent the town from lasting, long term damage.

The proposals set out within this chapter identify the need to refine and reduce the existing conservation area whilst recommending the potential for a future conservation area as a means to consolidate the west-east axis for the betterment of the town and its development longterm. The proposals are centred upon making more of the town’s unique characteristics through preserving and enhancing three main character zones.

Areas: 1. Train Station 2. High Street 3. Mid-Links

Fig. 38 | Areas of Analysis

5.2 Character Appraisal | Historic Development

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Origins + Development 1832 •

Formation of the Mid-Links.

•

The man-made land infill that will contain Montrose’s current train station, remains undeveloped

•

A bridge has been constructed and connects Montrose to the south of the basin, towards Dundee.

Subsequently, the main street from the bridge to the town centre is named ‘Bridge Street’

•

The town experiences rapid expansion toward the basin mouth and a formal harbour is created

•

There is clear evidence of the town’s ‘Fish bone’ town structure, a rig system is apparent off the West side of Murray Street (which later becomes the High Street) to distribute land to the tenants

•

Considerable expansion of the town to the East has led to the development of the current Montrose High School, as well as the now clearly defined formation of blocks along the Mid Links

•

The early development of the ‘Faulds’ to the East of the town has begun. With early signs of dwelling appearing sporadically along the eastern boundary

Fig. 39 | 1832 Figure Ground Plan

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1860 •

There has been an extensive development to the East (‘Faulds’) with the development of streets heading towards the beach as well as numerous dwellings

•

The South, where the docks are located has seen the obvious expansion with more and more defined blocks

•

A train station was created at the harbour due to demand from increased trade. The track would wrap around the East of the town towards Aberdeen.

Effectively contain Montrose on two sides, with the basin on the other

•

The High Street has adopted the rig system on the opposite side. Furthermore, the Montrose Town House and the Old & St. Andrews Church are constructed towards the south of the High Street

•

The adoption of the rig system is becoming more and more apparent within the ‘old’ Montrose from Bridge Street to the High Street. With a population increase, the demand for more dwellings has also increased the demand for land

•

Montrose Royal Infirmary is established to the SouthEast

•

Finally, the Mid-Links is established formally, creating a series of park spaces to the East of the High Street, adding to the townscape in a unique way

Fig. 40 | 1860 Figure Ground Plan

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1900 •

The man-made land infill has been developed increasing Montrose’s land area as part of the new train line and station linking Montrose to Dundee to the South and to Aberdeen to the North. However, with the old train line still in existence, the town is effectively trapped and cuts it off from the basin and the beach in an easterly and westerly direction, respectively

•

The train station is also joined by a ‘Murton Mart’ – implying a form of supermarket being introduced to the town, on the site where present day Tesco sits

•

The ‘Faulds’ continues its expansion with more dwellings being built to reinforce its streets heading to the beach to the East

•

Directly to the south of the Montrose High School, (above the original train line) has seen further development. Additional buildings are built to complete the block to the south, around the church

•

Montrose Royal Infirmary increases in size along with the town’s expansion

•

A block is removed half-way up the High Street on the West side, to allow a connection between the new train line and High Street

Fig. 41 | 1900 Figure Ground Plan

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1950 •

While the town doesn’t expand incredibly, the existing townscape becomes more defined into blocks and dense between the two train lines

•

There’s some minor development around the train station as it continues to establish itself within the town. These are likely to be train industry related, new depots, etc.

•

The East Coast Viner’s mill to the South-East expands its size, it is likely to have been the last, traditionally functioning mill in Montrose

•

The Port area undergoes minor expansion, likely due to the Port’s successes, with more industry being brought to the area, and subsequently, more housing

Fig. 42 | 1960 Figure Ground Plan

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Historic Qualities of Buildings

palette of materials and do not integrate well into the townscape.

Zone 1

Other significant features

The area was previously part of Montrose Basin until the land was reclaimed in order to create a new rail line to the east of the town. This resulted in the majority of buildings and infrastructure in the area relating to the railway.

The most characterful feature of Zone 1 is the back end of the closes and the doorways into back gardens.

Railway Buildings Most of the railway buildings are contemporary developments however there are a couple of surviving buildings that add to the character of Zone 1, in particular the C listed railway box.

The railway box is a small 2 storey building, with a slate roof and traditional astragal windows. It is typical of late 19th century railway buildings.

The more contemporary railway infrastructure lacks the sense of scale, materiality and sense of place of the older buildings.

Commercial Buildings The rest of buildings in this zone are more recent commercial developments.

These buildings are operated by Tesco, located to the south of the railway station, and Aldi located to the North.

These buildings are not in keeping with the character of Montrose. They are out of scale, constructed using a poor

Fig. 43 | Montrose North Railway Box

Fig. 44 | Montrose Train Station

Fig. 45 | Aldi

Fig. 46 | Tesco

Fig. 47 | Rear Garden Doorway

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Zone 2 This area encompasses the High Street and the urban block at the south end. This forms the heart of the conservation area and has a very distinct architectural quality. It also has one of the largest proportion of listed buildings anywhere is Scotland. The buildings on the High street have a cohesiveness that comes from similar plot widths and heights Gable Ends These Gable Ends are unique to Montrose and are influenced by Scandinavian and European architecture.

These are typically 3-4 stories tall with a shop front on the ground floor and apartments on the upper levels.

Closes There are 2 types of closes, through routes and end points. Through closes act as a quick and convenient way to move across Montrose. These are typically narrower and have few or no accommodation coming off them. The end point closes act as a semi-public shared space. These tend to have accommodation coming off them and are more well kept.

Montrose Public Library Architect: J, Lindsay Grant Completed: 1905 The library is the most recently constructed significant building. It is constructed of a finished red sandstone and features ornate architraves and fenestration. This building defines the bottom corner of the High street.

Montrose Town House Architect: John Hutcheson Completed: 1763 The Town House sits next to the Montrose Parish Church and is one of the towns most important civic buildings. It is constructed out of sandstone ashlar facing the street and snecked sandstone to the rear. This is one of the most prominent buildings on the High Street.

Montrose Parish Church Architect: David Logan, J Gillespie Graham Completed: 1834 The church is the most iconic landmark in Montrose and the spire can be see from all over the town and from further away. It is constructed in sandstone rubble with the spire being made of sandstone ashlar.

Fig. 48 | Coutts close

Fig. 49 | High Street Gable

Fig. 50 | Montrose Public Close

Fig. 51 | Montrose Parish Church & Town House

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Zone 3

Montrose Academy

This is the Mid Links area, which is dominated by a series of planned gardens and parks. The first building to be built within the Mid Links was Mary’s And St Peter’s Episcopal Church. The area was then developed by Provost George Scott in 1875 - 1883. This led to high quality town-house and detached houses being built along the Mid Links.

The oldest part of the school was built in 1815 by architect David Logan. Over the years the building has had various additions to accommodate an increase in student numbers and classes on offer. This has lead to different parts of the building being of higher architectural quality that others. This is reflect in the conservation area, where the front half on the school is included but the back is omitted.

Mary’s And St Peter’s Episcopal Church This Church was originally built outwith the town as it was an English church in a Scottish town. The church burnt down and rebuild by architect John Henderson. It is a Panmure Terrace Built in 1850, this A-listed series of terraced houses is a fine example of the quality of residential architecture around the Mid Links.

Chapel Work Mill Chapel Works Mill was founded in 1795 as a linen and rope works. The building was originally intended to be a spinning mill but was later altered to offer a more grand entry. The section facing Marine Avenue is one of the earliest single storey spinning mills in Montrose.

Fig. 52 | Chapel Works Mill

Fig. 53 | Montrose Academy

Fig. 54 | Mary’s And St Peter’s Episcopal Church

Fig. 55 | Panmure Terrace

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Historic Development + Trade From its early inception as a port Montrose traded in skins, hides and cured salmon from as early as the 15th century.

Montrose is the only port mentioned as an exporter of grain in Scotland during this period suggesting it was the main foreign outlet to Norway- with whom Montrose imported timber.

By the mid 17th century Montrose was sixth in the shipping league behind Leith, Glasgow, Kirkcaldy, Aberdeen and Dundee. A report to the Convention of Royal Burghs in the late 17th century detailed regular trade in flax and timber with Scandinavia and the Baltic states, with the town beginning to export wheat and barley in regular trading transactions with the Hanseatic League.

The Hanseatic League was a commercial and defensive confederation of merchant guilds and their market towns.

The trading league grew from a few North German towns to dominate trade from the Baltic to the North Sea. Through time the league had set up notable links with major trading out-posts such as London and Edinburgh.

Regular trade with the Hanseatic League is evidenced by the presence of notable Montrosian merchant’s having settled in many of the league’s towns and cities such as Riga (Latvia), Gothenburg and Stockholm (Sweden) and Konigsberg (Germany).

In the early 18th century Montrose had a direct tobacco trade with a number of US states. The wealth this brought to the town is substantiated in the surviving houses built by landowning and merchant families as well as local street names of “America Street”, “California Street”, “Baltic Street” and “India Street” alluding to its trading heritage. The importance of the continued trade in timber is reflected in the fact that Prussia and the Scandinavian nations had vice-consuls in Montrose in the 19th century.

The wealth accrued by trade as a port town during

the 18th and 19th centuries was substantial and had a significant bearing on its architecture. The influence of Hanseatic League towns and cities is clearly exemplified in the town’s High Street with its succession of gable ended buildings; where wealthy merchants built their houses gable to gable. Montrosians are consequently often referred to as “gable-enders”; a reference to the town’s architectural identity that is so unique within the context of Scottish townscapes.

Examples of Gable Ends A close examination of a number of settlements historically involved within the Hanseatic League trading group reveals the similarity of their architecture. Ranging from towns and cities in the Baltic states, to Northern Germany, Holland and Flanders, the architecture of their respective old towns and historic cores all share a similar gable-ended style; one that is also clearly evidenced in Montrose.

Fig. 56 | Example of Gable Ends

5.3 Character Appraisal | Architectural Quality

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Architectural Details An appreciation of local building traditions is essential in establishing which is distinctive and characterful about a place. Some features are consistently used within the Montrose and can be easily identifiable, while other details are specific to certain areas within the town and can help to establish local identity.

Within Montrose there are three distinct areas of local details; Train Station, High Street, Mid-links.

The High Street’s most notable feature is the gable-end, a key feature within the whole of Montrose.

Also within the High Street there are a number of distinctive details such as the wrought iron street lighting, distinctive street signage and architraves above doorways. A key architectural feature is the use of closes leading off of the High Street.

Fig. 57 | High Street Details

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Within the Mid-links the details include architraves above doorways and wrought iron detailing on hand balustrades for balcony’s and stairways.

The area around the Train Station lacks any significant architectural detail. Most of the development is within the past 20 years and for commercial or transportation purposes.

Fig. 58 | Mid-links Details

Fig. 59 | Train Station Details

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Building Condition Many of the façades on the high street need maintenance, some need more extensive repair. In most cases gutters need cleaned and façades repainted, such work should be incentivised and encouraged, not allowing the towns key assets to deteriorate.

Within the Mid-links the standard of condition is typically higher, with the exception of the Paton’s Mill which has fallen into disrepair.

Condition of building around the Train Station are generally to a high standard.

Fig. 60 | High Street Condition

Fig. 61 | Mid-links Condition

High Street

Fig. 62 | High Street Typology

Mid-Links

Fig. 63 | Mid-Links Typology

Key Listed Buildings Former St. Luke’s and St John’s Church, St. John’s Street

St. Mary’s & St. Peter’s Episcopal Church, St. Peters Road

The Town House, High Street

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Montrose Parish Church, High Street

Montrose Library, High Street

Castle stead, Castle Place Straton House, Castle Place

Burness House, Bows Butts

Montrose Academy, Panmure Place

Paton’s Mill, Eastern Road

Fig. 64 | Key Listed Buildings

5.4 Character Appraisal | Townscape Analysis

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Space Closes + Threshold The diagram identifies key closes within the study area. These threshold conditions are significant within the historic townscape of Montrose and create unique moments of reflection and solitude. The closes can be loosely categorised as three separate uses: Route, public end-point and private end-point.

Route: Closes that are characterised by route are tight spaces that establish connectivity between spaces. As such, these form links that encourage movement and exploration within the town. Route closes are integral to the historic understanding of Montrose’s townscape and should be better utilised and celebrated as part of the preservation and enhancement of the town.

Private End-point: Closes that are characterised by private-end point comprise of tight linkages from a main street that open up to reveal quiet, semi-public spaces which are often residential. As such, these closes are destinations that are only revealed by utilising the architectural device of threshold. End-point closes are a unique part of the town’s history which must be celebrated as part of the enhancement and preservation of Montrose.

Commercial End-point: These closes share the same characterisations of public end points but house businesses within the close.

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Civic Space The diagram identifies the key civic space within the study area. This civic space is centred within the High Street and already has a role in providing open, social environments within the townscape of Montrose, allowing social interactions and event. However, as with many towns throughout Scotland their high streets are car orientated reducing the potential for as many social events. This provides an opportunity to alter this modern day issue and restore this space within the High Street into a pure civic space for the benefit of the Montrose community.

Green Space The diagram identifies the plentiful provision of a plethora of public parks within the prescribed perimeter of the historic core. These green spaces play a significant role in providing open environments that are a relief from the density of an urban townscape.

Green spaces in urban environments provide open, accessible space and are the setting for formal/ informal sport and recreation, walking, contemplation and reflection. These spaces shape the cultural identity of an area, are part of its unique character and provide a sense of place for the local communities whilst positively affecting wellbeing and quality of life within urban townscapes.

Fig. 67 | Space

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The Image of the City The framework set up in Kevin Lynch’s ‘The Image of the City’ (1960) has been used within this townscape study as a means to analyse the townscape of Montrose’s historic core.

Within his analysis Lynch discusses the many physical forms that, when classified within a series of elements, comprise a townscape. In his chapter ‘The City Image and its Elements’, Lynch identifies five element types which together make-up how a townscape is read: paths, edges, districts, nodes and landmarks.

The following set of diagrams pick out three of the five elements which are fundamental to the understanding of the townscape of Montrose within the selected study area. These three key elements are paths, nodes and landmarks.

Fig. 68 | Path, Node, Landmark

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Path “Paths are the channels along which the observer customarily, occasionally, or potentially moves.

They may be streets, walkways, transit lines, canals, railroads. For many people, these are the predominant elements in their image. People observe the city while moving through it, and along these paths the other environmental elements are arranged and related.”

Kevin Lynch, The Image of the City The paths identified are main elements within the town that contribute to its legibility as a whole.

The proposed paths are rooted in unique historic development of the town, utilising key closes as possible new routes in order to greater preserve and enhance note worthy examples Montrose’s distinctive past for future use.

While some of these ‘possible routes’ are existing in fabric, they are currently severely underutilised, and thus need regeneration and enhancement in order for them to be used effectively and become ‘new’ routes.

Fig. 69 | Path

Nodes “Nodes are points, the strategic spots in a city into which an observer can enter, and which are the intensive foci to and from which he is travelling.

They may be primary junctions places of a break in transportation, a crossing or convergence of paths, moments of shift from one structure to another. The concept of node is related to path, since junctions are typically the convergence of paths, events in a journey.”

Kevin Lynch, The Image of the City The following are important nodal points (and possible nodal points) within the town; primary junctions of convergence: 1. Train Station - This is a strategic spot within the town where visitors meet having arrived at Montrose by train. This node is the first gathering spot encountered upon entry to the town.

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2. Top of the High Street - This node acts as a northern gateway between Murray Street and the High Street. Utilising the deliberate threshold condition, with appropriate development, the space could become a potential activity hub at the top of the High Street.

3. Market Square (High Street) - Situated in-front of the town house, this node is both an activity hub and gathering space. The space is also used for the monthly Farmer’s Market and during Mo-fest the space is utilised as main stage, dominating the focus of the High Street. The space could better make use of the old town house with its cloistered series of arches.

4. Civic Square (High Street) - Ideally situated with south facing aspect, the space has the potential to become an active civic node. The orientation and situation to the base of the High Street are strong characteristics with the main path of Churchyard’s Walk adjacent.

5. Base of the High Street - Currently a coming together of route, this nodal point acts as a southern gateway to the High Street. The space has potential civic qualities as a marker forming the procession up the High Street, and as a place to gather.

6. New Block - There is a potential node within the back-lands of the High Street. The space is an underutilised car park and retail space. Accessed directly from the High Street via a close, the open space has the potential to form a semi-public space within a newly enclosed urban block.

7. Mid-Links - Situated within the expanse of public parkland, this space is a unique place within the town and a destination point from Churchyard Walk; the main pedestrian walkway from the High Street to the Mid-Links.

Fig. 70 | Node

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Landmarks “Landmarks are another type of point-reference, but in this case the observer does not enter within them, they are external. They are a usually rather simply defined physical object. Their use involves the singling out of one element from a host of possibilities. Some landmarks are distant ones, typically seen from many angles and distant ones, over the tops of smaller elements, and used as radial references.”

Kevin Lynch, The Image of the City Other landmarks are primarily local, being visible only in restricted localities and from certain approaches.

They are frequently used clues of identity, and seem to increasingly relied upon as a journey becomes more and more familiar.

The following are key landmarks within the town: 1. Montrose Public Library 2. Montrose Parish Church 3. St John’s United Free Church And Hall 4. St Mary and St Peter Church + Paton’s Mill 5. Montrose High School 6. East Coast Viners Tower

Fig. 71 | Landmark

Good Practice

Clear street signage

Retention of historic light fittings

Considered and appropriate signage

Well kept thoroughfare close

Well kept commercial close

Well kept residential close Fig. 72 | Good Practice

Bad Practice

Oversized signage is intrusive & not in-keeping with historic core

Bins within high street created cluttered and untidy space

Neglected and underutilized thoroughfare close

Unsympathetic modern development

Unsympathetic modern development

Inappropriate Street furniture Fig. 73 | Bad Practice

5.5 Character Appraisal | Enhancement Opportunities

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Fig. 74 | Aerial Image of Montrose - Highlighting Areas of Analysis

“The route to a sustainable economy lies in a more spatial approach, one that recognises the need for more integrated thinking, and that for example policies designed to promote growth and development in some areas might have adverse impacts elsewhere.�

Thinking Spatially, RTPI

6. Strategy Preserve and/or Enhance

6.1 Objectives 6.2 Development Areas 6.3 Key Routes 6.4 Conservation Area 6.5 Vision

6.1 Strategy | Objectives

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How to Preserve and/or Enhance Montrose’s Historic Core: 1. Improve Public Transport Arrival • Establish link between Basin and historic core through train station • Integrate bus links with train station to form transport interchange hub • Establish board-walk new to Montrose Basin Visitor Centre 2. Prioritise pedestrians within High Street • Whole-sale/partial pedestrianisation of the High Street • Realignment of current road layout • Enhance street-scape 3. Establish/Re-establish clear routes to improve wayfinding and legibility between fragmented zones • Emphasise/create a series of landmarks, nodes + paths terminating at Mid-Links • Improve/add key signage to landmarks • Identify + develop key assets/potential sites along route 4. Reinvigorate and enrich the existing public realm and built environment • Reduce + Refine Conservation Area • Fully utilized existing assets within the town through a series of interventions • Incentivise maintenance of buildings + activate shop fronts 5. Re-articulating the urban block • Extensive redevelopment of undefined urban blocks • Address gap-sites within partial urban blocks • Use historic townscape as precedence for future development

Fig. 75 | Aerial Image of Montrose - Highlighting Areas of Analysis

6.2 Strategy | Development Areas

North High Street

Locarno Court

The Basin

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South High Street

Mid-Links

St. George Street Blocks

Fig. 76 | Development Areas

6.3 Strategy | Key Routes

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This proposed east - west route would be seen as the primary way to travel across Montrose, connecting the Basin - High Street - Mid Links. There are also a series of secondary path that branch off from the main route, helping to improve permeability and wayfinding throughout the town.

Fig. 77 | Key Routes

6.4 Strategy | Conservation Area

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The proposal is to reduce the size of the existing conservation area taking in the clearly defined character areas of the High Street and the Mid-Links; the two areas that mostly makeup Montrose’s historic core. Presently the area is too large and encompasses far too much of the town, much of which are made-up of sub-standard buildings. Together with recommended legislative changes, the conservation area status can function to make a far greater difference to the unique character areas identified within the proposed extents.

By refining the area, neglected buildings of historic value will be given greater attention and will not be lost within a quagmire of mundane, modern buildings such as car garages, petrol stations and post-war social housing.

Thus, the conservation area can be better preserved and enhanced working to a refined, reduced and more manageable area where stricter control can be imposed and quality effectively managed.

Fig. 77 | Proposed Conservation Area

6.5 Strategy | Vision

128

Objectives: 1. Improve Public Transport Arrival 2. Prioritise pedestrians within High Street 3. Establish/Re-establish clear routes to improve wayfinding and legibility between fragmented zones 4. Reinvigorate and enrich the existing public realm and built environment 5. Re-articulating the urban block

Fig. 78 | Strategy Diagram

7. Site Specific Response Objectives realised through sites

7.1 The Basin 7.2 North High Street 7.3 South High Street 7.4 Locarno Court 7.5 The Mid-Links 7.6 St. George Street Blocks

7.1 Site Specific Response | The Basin

132

Key Moves: •

Improve railway arrival

•

Link basin edge to rest of town using boardwalk

•

Replace Tesco with a redefined urban block that ties into the existing townscape

•

Establish clear routes from basin/ train station to high street

•

Enrich public space in front of train station

See Case Study 10.6 for exemplar of Boardwalk Design

Fig. 79 | The Basin

7.2 Site Specific Response | North High Street

134

Key Moves: •

Establish link between Basin and historic core through new pend

•

Realignment of current road layout

•

Enhance street-scape

•

Establish/Re-establish clear routes to improve wayfinding and legibility between fragmented zones

•

Reinvigorate and enrich the existing public realm and built environment

•

Incentivise maintenance of buildings + activate shop fronts

•

Use historic townscape as precedence for future development

See Case Study 10.4 for exemplar of High Street Design Guidelines and Vibrant Lane

Fig. 80 | North High Street

7.3 Site Specific Response | South High Street

136

Key Moves: •

Prioritise pedestrians within High Street around the Town House and Job Centre through pedestrianisation of the High Street in this area

•

Realignment of current road layout to allow pedestrianisation

•

Enhance street-scape and reinvigorate and enrich the existing public realm and built environment within the High Street

•

Re-establish routes to improve wayfinding and legibility between the High Street and Mid-Links

•

Incentivise maintenance of buildings + activate shop fronts and fully utilise the Town Hall

•

Address gap-sites next to Job Centre using historic townscape as precedence

See Case Study 10.4 for exemplar of High Street Design Guidelines and 10.1 for exemplar of Town Centre Regeneration

Fig. 81 | South High Street

7.4 Site Specific Response | Locarno Court

138

Key Moves: •

Creation and retention of new routes between front and back of the High Street, leading to a middle ground of mixed use developments and semi-public squares.

•

Re-articulation of Urban Block along New Wynd as part of access to site to the north.

•

Reinvigorating and enriching the existing public realm through new mixed use intervention; resulting in an enhanced overall street scape, utilising the existing car park site and altering it to be centred around the pedestrian

•

Prioritise pedestrians within the High Street and overall town, through part removal of large car park and enhancement of pedestrian routes linking High Street to Mid-Links.

See Case Study 10.5 for exemplar of new urban quarter

Fig. 82 | Locarno Close

7.5 Site Specific Response | The Mid-Links

140

Key Moves: •

Reinvigorate + enrich existing public realm

•

Build upon route to improve wayfinding and legibility between fragmented zones

•

Identify + develop key assets/potential sites along route

•

Establish/Re-establish clear routes to improve wayfinding and legibility between fragmented zones

•

Create Landmark/Focal point to pull people into Mid-Links

Fig. 83 | Mid-Links

7.6 Site Specific Response | St. George Street Blocks

142

Key Moves: •

Establish/Re-establish clear routes to improve wayfinding and legibility between fragmented zones

•

Reinvigorate and enrich the existing public realm and built environment

•

Series of interventions

•

Re-articulating the urban block through extensive redevelopment of undefined urban blocks and address gap-sites within partial urban blocks

•

Use historic townscape as precedence for future development

Fig. 84 | St. George Street Blocks

8. Future of Montrose Implementation the Strategy

8.1 Action Plan 8.2 Time + Effort Vs Impact

8.1 Future of Montrose | Action Plan

Strategy

1. Improve Public Transport Arrival

2. Prioritise Pedestrians Within High Street

Ownership

Possible Funding

Angus Council / Private

Local Authority (Roads department), Section 75 Agreement, Public/Private

Transport Scotland

Local Authority, Public/Private,

Establish new board-walk to Montrose Basin Visitor Centre

Visit Scotland / Angus Council

Public / Private Development, Local Authority (Roads Department) Crowd Funding, Visit Scotland, Creative Scotland

Strategy

Ownership

Possible Funding

Whole-sale / partial pedestrianisation of the High Street

Angus Council

Local Authority (Roads department), Section 75 Agreement

Realignment of current road layout

Angus Council

Local Authority (Roads department), Section 75 Agreement

Enhance street scape

Angus Council

Townscape Heritage Initiative, Local Authority, Section 75 Agreement

Strategy

Ownership

Possible Funding

Emphasise / Create a series of landmarks, nodes + paths, terminating at Mid-Links.

Private

Public / Private, Private Developer, Local Authority (Roads Department), Townscape Heritage, Regeneration Capital Grant Fund

Improve/add key signage to landmarks + nodes

Angus Council

Local Authority (Roads Department)

Identify + develop key assets/potential sites along route

Private

Public / Private, Private Developer, Heritage Lottery Fund, Local Authority

Strategy

Ownership

Possible Funding

Reduce + Refine Conservation Area

Angus Council

Local Authority

Private / Angus Council

Local Authority, Public / Private, Big Lottery, Creative Scotland, Crowd Funding

Private / Angus Council

Local Authority Incentive Scheme, Architectural Heritage Fund, Housing Grants, VAT Mitigation, Crowd Funding, Regeneration Capital Grant Fund

Strategy

Ownership

Possible Funding

Extensive redevelopment of undefined urban blocks

Private / Angus Council

Address gap-sites within partial urban blocks

Private / Angus Council

Using historic townscape as precedent for future development

Private / Angus Council

Establish link between Basin and historic core through train station Integrate bus links with train station to form transport interchange hub

146

3. Establish / Reestablish clear routes to improve wayfinding and legibility between fragmented zones

4. Reinvigorate and enrich the existing public realm and built environment

5. Re-articulate the urban block

Fully utilise existing assets within the town through a series of interventions Incentivise maintenance of buildings + activate shop fronts

Public / Private, Private Developer, Roads Department, Section 75 Agreement, Housing Grants, Townscape Heritage, Regeneration Capital Grant Fund Public / Private, Private Developer, Roads Department, Section 75 Agreement, Housing Grants, Townscape Heritage, Regeneration Capital Grant Fund Public / Private, Townscape Heritage Initiative, Heritage Lottery Fund, Architectural Heritage Fund

Prioritisation / Next Steps Detailed feasibility studies, Approach urban designers, Impact assessment – transport engineers.

Detailed feasibility studies Detailed feasibility studies, Engage local community, Prepare brief for funding application

Relevant Planning Legislation

1.

2.

3.

Scottish Planning Policy – Create a Connected Place; supporting better transport Tay Plan – Shaping Better Places ‘Designing Streets’ – Spatial Planning Framework

Prioritisation / Next Steps Impact assessment – transport engineers and urban designers

1.

2.

3.

Impact assessment – transport engineers and urban designers

4.

Detailed design guide, engage local community

5.

Scottish Planning Policy Tay Plan – Shaping Better Places ‘Designing Streets’ – Spatial Planning Framework ‘Creating Places’ – Spatial Planning Framework Town Centre Toolkit (Scottish) – Improving and Enhancing Shopfront/ Public/Green Spaces

Prioritisation / Next Steps Detailed feasibility studies, Approach developers Route assessment study, Urban designers, Roads engineers Detailed feasibility studies, Approach developers, Engage local community

1.

2.

3.

4.

Scottish Planning Policy – Create a Connected Place Local Development Plan National Planning Framework – National cycling and walking network ‘Designing Streets’ – Spatial Planning Framework

Prioritisation / Next Steps Detailed feasibility studies Detailed feasibility studies, Approach developers Detailed design/ feasibility studies, Conservation Design Guide, Engage the community

1.

2.

3.

4.

Scottish Planning Policy – Create a Connected Place Local Development Plan ‘Designing Streets’ – Spatial Planning Framework Town Centre Toolkit (Scottish) – Designing Public/Green Spaces

Prioritisation / Next Steps Detailed feasibility studies, Approach developers Detailed feasibility studies, Approach developers Detailed feasibility studies taking into account historical layouts and features of Montrose

1.

2.

3.

4.

Scottish Planning Policy – Create a Connected Place Local Development Plan ‘Designing Streets’ – Spatial Planning Framework Town Centre Toolkit (Scottish) – Designing Public/Green Spaces

8.2 Future of Montrose | Time + Effort Vs Impact

1. Improve Public Transport Arrival

2. Prioritise Pedestrians Within High Street 148

3. Establish / Reestablish clear routes to improve wayfinding and legibility between fragmented zones

4. Reinvigorate and enrich the existing public realm and built environment

5. Re-articulate the urban block

Short (Within 3 Years) Impact Effort

Strategy

Ownership

Establish link between Basin and historic core through train station

Angus Council / Private

Integrate bus links with train station to form transport interchange hub

Transport Scotland

Establish new board-walk to Montrose Basin Visitor Centre

Visit Scotland / Angus Council

Strategy

Ownership

Whole-sale / partial pedestrianisation of the High Street

Angus Council

Short (Within 3 Years) Impact Effort Temporary road closures to test traffic volume requirements

Realignment of current road layout

Angus Council

Temporary road closures to test traffic volume requirements

Enhance street-scape

Angus Council

Strategy

Ownership

Emphasise / Create a series of landmarks, nodes + paths, terminating at MidLinks.

Private

Improve/add key signage to landmarks + nodes

Angus Council

Identify + develop key assets/potential sites along route

Private

Strategy

Ownership

Reduce + Refine Conservation Area Fully utilise existing assets within the town through a series of interventions

Angus Council Private / Angus Council

Establish signage

Create temporary bus stop

Create view point over basin

Upgrade street furniture

Short (Within 3 Years) Impact Effort Clean up existing closes Create conservation design guide. Route assessment study + Visitor route creation Feasibility study to enable new development

Short (Within 3 Years) Impact Effort Feasibility study + Execution Feasibility study to enable new development Devise incentive scheme. Cleaning facades, gutters.

Repair walls, roofs, windows

Incentivise maintenance of buildings + activate shop fronts

Private / Angus Council

Strategy

Ownership

Extensive redevelopment of undefined urban blocks

Private / Angus Council

Address gap-sites within partial urban blocks

Private / Angus Council

Add temporary green spaces

Using historic townscape as precedent for future development

Private / Angus Council

Carry out thorough urban analysis

Short (Within 3 Years) Impact Effort Feasibility study to enable new development

ffort

Medium (Within 10 Years) Impact Effort Landscape strategy to create route relating to basin and mid-links

ffort ffic volume

ffic volume

ffort

ute assessment on

velopment

ffort on

Develop new close/route to High Street Integrate bus stop and train station to form public transport hub

p

sin

Long (Within 30+ Years) Impact Effort

Develop boardwalk around basin

Medium (Within 10 Years) Impact Effort

Long (Within 30+ Years) Impact Effort

Implement pedestrianisation of the High Street Implement re-alignment of road Using historical precedent to implement new materials palette

Implement unified urban street plan throughout town

Medium (Within 10 Years) Impact Effort

Long (Within 30+ Years) Impact Effort

Develop new landmarks, nodes + paths New shopfronts and road signage to comply with new unified conservation design guide

All shopfronts and road signage to comply with new unified conservation design guide

Start new developments

Complete new developments

Medium (Within 10 Years) Impact Effort

Long (Within 30+ Years) Impact Effort

velopment

Start new developments

Complete new developments

ades, gutters. ws

Monitor situation

Continue to monitor

ffort velopment

ces

alysis

Medium (Within 10 Years) Impact Effort Start new developments Find alternative use for development spaces

Use lessons of history to inform proposed routes

Long (Within 30+ Years) Impact Effort Complete new developments Develop

9. Conclusion Summary

9.1 Concluding Statement

9.1 Conclusion | Concluding Statement

152

Montrose currently sits at a crossroads where the town’s historic core is in decline. Though an exemplar small town within the general context of Scotland, and a place of relative historic wealth and architectural value, there is a need for improvement in order to prevent the town from lasting, long term damage. Montrose is made up of a series of fragmented character areas.

The proposals set out within this document identify the need to break-up and refine the existing conservation area whilst recommending the potential for a future conservation area as a means to consolidate the west-east axis for the betterment of the town and its development long-term.

The proposals are centred upon making more of the town’s unique characteristics through preserving and enhancing two main character zones- the High Street and Mid-Links and identifying a new arrival gateway development area for the town around the Basin at the train station.

The outlined proposals range in scale, cost and feasibility.

The aim is to knit together a series of fragmented spaces beginning to the west at the Basin and terminating to the east at the base of the Mid-Links.

In summary through the five key outlined objectives in this report clearly demonstrate how to preserve and enhance Montrose’s Conservation Area. The objectives listed are an attempt to create a better Montrose; a place to live and visit that will improve the quality of experience in the town.

Fig. 84 | Concluding Diagram

10. Case Studies Successful projects relating to the objectives and sites

10.1 Helensburgh Town Centre 10.2 Porto World Heritage 10.3 Banyoles’ old town, Girona 10.4 St. Andrews Design Guidelines 10.5 Temple Bar, Dublin 10.6 GASP Boardwalk

10.1 Case Studies | Helensburgh

156

The regeneration plans for Helensburgh Town Centre support the aims and priorities of the Scottish Government for Town Centre Regeneration and sustainable economic regeneration through improvements to the quality of the environment.

The key project concerns included developing a progressive traffic management and sensitive public realm scheme in the town centre thus creating a more harmonious relationship between pedestrian movement, public space and the movement of traffic.

The re-modelling of Colquhoun Square is the most significant element of the project. We wanted to create a ‘civic heart’ in the town which would include a plaza capable of supporting significant community events. The space provides increased amenity space, seating and planting and supports a growing ‘café culture’.

Awards: 2016 Scottish Design Award – Landscape/Public Realm 2016 RIAS Award 2016 Saltire Society Arts in Public Places Award

Fig. 85 | Helensburgh Regeneration

158

Helensburgh is one of the best examples of a planned town and urban grid anywhere in the UK. The key project concerns included developing a progressive traffic management and sensitive public realm scheme in the town centre thus creating a more harmonious relationship between pedestrian movement, public space and the movement of traffic. This was applied to Helensburgh’s set piece Colquhoun Square, the surrounding principle streets and the West Bay Esplanade which has a wonderful southern aspect over the Firth of Clyde.

The re-modelling of Colquhoun Square is the most significant element of the project. We wanted to create a “civic heart” in the town which would include a plaza capable of supporting significant community events. The space provides increased amenity space, seating and planting and supports a growing “café culture”.

Fig. 86 | Helensburgh Regeneration

Fig. 87 | Helensburgh Regeneration

Fig. 88 | Helensburgh Regeneration

10.2 Case Studies | Porto

160

A new urbanism ethos shall have to find new management, protection and value, architectural, archaeological and sociological process, respecting pre-existing value and the character rooted in the historical city.

The Committee decided to enter the Historic Centre of Porto in the IV Cultural Criterion, considering that the city has a “remarkable universal value for its urban fabric and its numerous historical buildings that witness the development over the last millennium of a European city facing the trade and cultural links. " “Protect, Preserve and Promote the Historic Centre of Porto World Heritage...for Current and Future Generations.�

Porto City Council, 2008 The society has 5 declared objectives: 1. To refurbish the buildings and structures of the City Centre.

2. To revitalise the local economy of the City Centre.

3. To renew and enhance the social aspects of the City Centre.

4. To modernise the infrastructure of the City Centre.

5. To facilitate efficient management of the renewed City Centre.

Fig. 89 | Porto

10.3 Case Studies | Girona

162

Banyoles Old Town has one of the region’s most emblematic heritage architectural and urban centres.

The refurbishment modernises the public space and its systems, and builds a new sense of public landscape by uncovering the old drainage canals and reincorporating them into squares and pedestrian streets.

The study identifies a number of question methods: Questions: 1. How can the identifying physical history and geology of the town be legible in the regeneration of its public spaces?

2. How to create a common material background for architectural and urban heritage by designing pedestrian-only spaces?

3. How to modernise services (plumbing, lowtension telephone, gas and drainage) effectively while respecting Banyoles’s architecture, urban morphology and natural features?

Methods: 1. Urban and heritage landscape research for developing a design syntax for paving the old town.

2. Design research methods for creating a place for life that rediscovers the old town’s resources and re-envisions its public spaces, e.g. by making its canals visible.

3. Integrated design and historical research towards the creation of a continuous ‘historical’ pavement, based on traces of remains, plot divisions, ruins and water canals.

Fig. 91 | Banyoles’, Girona

Fig. 90 | Banyoles’, Girona

Fig. 92 | Banyoles’, Girona

10.4 Case Studies | St. Andrews

164

Design Guidelines The St. Andrews Design Guidelines clearly define and set out key parameters for modern design projects within the historic core.

These outline key things such as street signage, ground scape, scale and proportion of new buildings within a historic street, and street furniture. Both good and bad examples are given, along with a series of design guidelines.

Logie’s Lane Logie’s Lane, between Market Street and South Street is a good example of a successful development within St. Andrews which follows the St. Andrews Design Guidelines. The development consists of a number of cafés/restaurants on the ground floor with residential units above.

Fig. 93 | Market Street St. Andrews

Fig. 94 | Logie’s Lane Development

10.5 Case Studies | Temple Bar

168

Temple Bar development was a urban regeneration project completed between 1991-1995. The development was comprised of a series of renovation, new build and urban landscaping projects. The primary goal was to increase sense of place through an enhancing of urban character

Fig. 95 | Temple Bar

170

Temple Bar Architectural Framework

Spines

The objective of the framework plan are the regeneration of a residents population in Temple Bar, consolidation of its existing character, conservation of the urban fabric and the integration of renewal proposals.

While the river Liffey has many positive qualities, it restricts the flow of people from the north of the city into Temple Bar. By connecting each of the new ‘hearts’ with a route across the water it will greatly increase access to Temple Bar.

Permeability One of the defining characteristics of the Temple Bar framework is permeability. This is important as to create a vibrant place there must be adequate irrigation of pedestrians.

Improving permeability was a guiding principle in the design of Temple bar. By providing a series of alternative routes that open onto arcades, back alleys and courtyards creates new public spaces for shop fronts.

Hearts The addition of 3 new public spaces punctuate the new East - West route across Temple Bar. •

Temple Bar Square

•

Meeting House Square

•

Market Square

These squares act as focal points within the network of streets and alternative routes. This creates a pocket of space that activates the surrounding streets and shop fronts. The only square not completed was Market Square, this was instead developed into an urban block.

Street Furniture The introduction of new, distinctive street furniture give Temple bar a unique atmosphere compared to the rest of Dublin. These include: •

Bollards

•

Gateway Lamps

•

Poster Columns

•

Gate

•

Street Lights

Fig. 96 | Meeting House Square

Fig. 97 | Hearts + Spine

Bollards

Gateway Lamps

Poster Columns

Gate

Street Lights Fig. 98 | Street Furniture

10.6 Case Studies | Boardwalk

172

Glenorchy Art and Sculpture Park boardwalk is a 3km coastal path that connects 3 distinct pavilions. The project was designed as a community park that combines an arts programme with a play space for young children. The pavilions act as a resting place to stop and enjoy the view of the water.

Fig. 99 | GASP Boardwalk

174

Location: Glenorchy, Tasmania Architect: Project 11 Glenorchy Art and Sculpture Park was designed as a community park that combines art and play. The design features a series of pavilions connected by a 3 KM boardwalk that sits on the banks of the River Derwick.

Level Changes The boardwalk deals with the differing edge conditions in an interesting way. The level of the boardwalk matches the starting ground level and is then maintained along the length of the trail, with the structure of the boardwalk stretching to handle the changes in level.

Balustrade + Views The height of the balustrade along the boardwalk varies , this allows for specific view or wildlife habitats to be highlighted. The use of slated timbers allows the user to always have a connection with the environment while providing a sense of enclosure.

Fig. 100 | GASP Boardwalk Images

Fig. 101 | GASP Boardwalk Conditions

11. References

178

Adams, D. (Unknown), Montrose - A Review of its Baltic and Scandinavian Connections [online], Available at: https://ssns. org.uk/resources/Documents/NorthernStudies/Vol21/Adams_1984_Vol_21_pp_15_21.pdf [Accessed 20 Oct. 2017] Angus Council & University of Dundee (2011), Abbey to Harbour Conservation Analysis Design Guide, Forfar; Angus Council Angus Council (2016), Angus Council GIS Information, Forfar; Angus Council Angus Council (2016), Angus Local Development Plan, Forfar; Angus Council Angus Council (2017), Conservation Areas [Online], Available at: https://www.angus.gov.uk/planning_and_building/ conservation/conservation_areas [Accessed 27 Oct. 2017] Angus Council (2017), Development Plan [Online], Available at: https://www.angus.gov.uk/localdevelopmentplan/ development_plan?item_id=148 [Accessed 10 Oct. 2017] Architecture and Design Scotland (2012), High Street Exhibition, Edinburgh; Architecture and Design Scotland Architecture and Design Scotland (2015), Place Challenge 2015, Edinburgh; Architecture and Design Scotland CABE (2003), The Value of Public Space [Online], Available at: https://www.designcouncil.org.uk/sites/default/files/ asset/document/the-value-of-public-space1.pdf [Accessed 10 Oct. 2017] Editors of the Gazetteer for Scotland (2016), Montrose - A historical perspective [online], Available at: http://www. scottish-places.info/towns/townhistory400.html [Accessed 27 Oct. 2017] Lynch, K. (1973), The Image of the City, London; MIT Press Project for Public Spaces (2009), What is a Great Civic Space? [Online], Available at: https://www.pps.org/ reference/benefits_public_spaces/ [Accessed 17 Oct. 2017] Scottish Government (1997), Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, Edinburgh; Scottish Government Scottish Government (1999), NPPG 18 Planning and the Historic Environment [Online], Available at: http://www.gov. scot/Publications/1999/04/nppg18 [Accessed 12 Oct. 2017] Scottish Government (2005), A Guide to Conservation Areas in Scotland [Online], Available at: http://www.gov.scot/ Publications/2005/03/29141519/15200 [Accessed 12 Oct. 2017]

Scottish Government (2013), Town Centre Action Plan, Edinburgh; Scottish Government Scottish Government (2013), Creating Places, Edinburgh; Scottish Government Scottish Government (2014), National Planning Framework, Edinburgh; Scottish Government Scottish Government (2014), Scottish Planning Policy, Edinburgh; Scottish Government Scottish Government (2016), Scotland Census [Online], Available at: http://www.scotlandscensus.gov.uk/ [Accessed 12 Oct. 2017] Scottish Government (2017), 6 qualities of successful places [online], Available at: http://www.gov.scot/Topics/BuiltEnvironment/AandP/InspirationalDesigns/6qualities [Accessed 11 Nov. 2017] Scottish Government (Unknown), Designing Streets, Edinburgh; Scottish Government Scottish Government (Unknown), Place Standards [online], Available at: https://placestandard.scot/ [Accessed 11 Nov. 2017] Strategic Development Planning Authority (2012), TAYplan Strategic Development Plan, Dundee; Strategic Development Planning Authority The Land Trust (2017), The benefits of green space [Online], Available at: http://thelandtrust.org.uk/the-land-trustcharitable-aims/thebenefits/?doing_wp_cron=1508811328.6967310905456542968750 [Accessed 27 Oct. 2017] Unknown (2017), Montrose [online], Available at: https://www.triposo.com/loc/Montrose2C_Angus/history/ background [Accessed 12 Oct. 2017] Visit Scotland (2017), Montrose [online], Available at: https://www.visitscotland.com/info/towns-villages/ montrose-p244861 [Accessed 10 Oct. 2017] Zoopla (2016), Zoopla Heat Map [Online] Available at: http://www.zoopla.co.uk/heatmaps [Accessed 10 Oct. 2017]

12. List of Figures

182

Fig. 1 - Author Illustration Fig. 2 - Author Illustration Fig. 3 – Unknown (2014), MoFest 2014, Available at: http://montrosemusicfestival.co.uk/wp/gallery/mofest-highstreet-stage-2014/ [Accessed 10 Oct. 2017] Fig. 4 - Unknown (Unknown), Montrose Hospital, Available at: http://tour-scotland-photographs.blogspot. co.uk/2012/01/old-photographs-montrose-scotland.html [Accessed 10 Oct. 2017] Fig. 5 - Unknown (Unknown), Montrose Hospital, Available at: http://tour-scotland-photographs.blogspot. co.uk/2012/01/old-photographs-montrose-scotland.html [Accessed 10 Oct. 2017] Fig. 6 - Unknown (Unknown), Montrose Hospital, Available at: http://tour-scotland-photographs.blogspot. co.uk/2012/01/old-photographs-montrose-scotland.html [Accessed 10 Oct. 2017] Fig. 7 - Unknown (Unknown), New Bridge, Available at: https://3.bp.blogspot.com/-n-9VzXZOHU/V1wjNrPSePI/AAAAAAACzjw/SEPzqnTrqaICoTbqGK41u9-gyY9AoKsWwCLcB/s1600/ Old%2BPhotograph%2BNew%2BBridge%2BMontrose%2BScotland.JPG [Accessed 10 Oct. 2017] Fig. 8 - Hume, J. (1974), New Bridge, Available at: https://i.rcahms.gov.uk/canmore/d/SC00444558.jpg [Accessed 10 Oct. 2017] Fig. 9 - Unknown (Unknown), Montrose Hospital, Available at: http://tour-scotland-photographs.blogspot. co.uk/2012/01/old-photographs-montrose-scotland.html [Accessed 10 Oct. 2017] Fig. 10 - Unknown (Unknown), Montrose High Street [Image], Available at: https://i.pinimg.com/originals/09/32/ f4/0932f4447bb99ef7fc1655ce70f71646.jpg [Accessed 10 Oct. 2017] Fig. 11 - Unknown (Unknown), Montrose Hospital, Available at: http://tour-scotland-photographs.blogspot. co.uk/2012/01/old-photographs-montrose-scotland.html [Accessed 10 Oct. 2017] Fig. 12 - Unknown (Unknown), Montrose High Street, Available at: http://2.bp.blogspot.com/-_GlROE_EKLI/ UuT41X8fWTI/AAAAAAABegA/H-WfGqKUZpk/s1600/Old+Photographs+Elgin+Scotland+02.jpg [Accessed 10 Oct. 2017] Fig. 13 - Unknown (Unknown), Montrose Hospital, Available at: http://tour-scotland-photographs.blogspot. co.uk/2012/01/old-photographs-montrose-scotland.html [Accessed 10 Oct. 2017]

Fig. 14 - Unknown (1747), Available at: http://maps.nls.uk/geo/explore/#zoom=11&lat=56.5080&lon=2.5955&layers=1&b=1 [Accessed 2 Oct. 2017] Fig. 15 - Unknown (1832), Available at: http://maps.nls.uk/geo/explore/#zoom=11&lat=56.5080&lon=2.5955&layers=1&b=1 [Accessed 2 Oct. 2017] Fig. 16 - Unknown (1861), Available at: http://maps.nls.uk/geo/explore/#zoom=11&lat=56.5080&lon=2.5955&layers=1&b=1 [Accessed 2 Oct. 2017] Fig. 17 - Unknown (1900), Available at: http://maps.nls.uk/geo/explore/#zoom=11&lat=56.5080&lon=2.5955&layers=1&b=1 [Accessed 2 Oct. 2017] Fig. 18 - Unknown (1950), Available at: http://maps.nls.uk/geo/explore/#zoom=11&lat=56.5080&lon=2.5955&layers=1&b=1 [Accessed 2 Oct. 2017] Fig. 19 - Unknown (2017), Available at: http://maps.nls.uk/geo/explore/#zoom=11&lat=56.5080&lon=2.5955&layers=1&b=1 [Accessed 2 Oct. 2017] Fig. 20 - Author Illustration Fig. 21 - Angus Council (2015), Local Area Development Plan, Available at: http://archive.angus.gov.uk/ldp2015/ ProposedALDP-Plan.pdf [Accessed 30 Sept. 2017] Fig. 22 - Angus Council (2015), Local Area Development Plan, Available at: http://archive.angus.gov.uk/ldp2015/ ProposedALDP-Plan.pdf [Accessed 30 Sept. 2017] Fig. 23 - Unknown (2017), Montrose Charrette Fig. 24 - Author Illustration Fig. 25 - Author Illustration Fig. 26 - Author Illustration Fig. 27 - Author Illustration Fig. 28 - Author Illustration Fig. 29 - Author Illustration

184

Fig. 30 - Author Illustration Fig. 31 - Author Illustration Fig. 32 - Author Illustration Fig. 33 - Author Illustration Fig. 34 - Author Illustration Fig. 35 - Author Illustration Fig. 36 - Author Illustration Fig. 37 - Author Illustration Fig. 38 - Author Illustration Fig. 39 - Author Illustration Fig. 40 - Author Illustration Fig. 41 - Author Illustration Fig. 42 - Author Illustration Fig. 43 - Author Illustration Fig. 44 - Author Illustration Fig. 45 - Author Illustration Fig. 46 - Author Illustration Fig. 47 - Author Illustration Fig. 48 - Author Illustration

Fig. 49 - Author Illustration Fig. 50 - Author Illustration Fig. 51 - Author Illustration Fig. 52 - Author Illustration Fig. 53 - Author Illustration Fig. 54 - Author Illustration Fig. 55 - Author Illustration Fig. 56 - Unknown (2017), Available at: https://i.pinimg.com/564x/4e/12/b8/4e12b8078fbc84b7e9b3d1d9dbe4 75ec--monochrome-aesthetic-buildings-photography.jpg [Accessed 31 Oct. 2017] Fig. 57 - Author Illustration Fig. 58 - Author Illustration Fig. 59 - Author Illustration Fig. 60 - Author Illustration Fig. 61 - Author Illustration Fig. 62 - Author Illustration Fig. 63 - Author Illustration Fig. 64 - Author Illustration Fig. 65 - Author Illustration Fig. 66 - Author Illustration Fig. 67 - Author Illustration

186

Fig. 68 - Author Illustration Fig. 69 - Author Illustration Fig. 70 - Author Illustration Fig. 71 - Author Illustration Fig. 72 - Author Illustration Fig. 73 - Author Illustration Fig. 74 - Author Illustration Fig. 75 - Author Illustration Fig. 76 - Author Illustration Fig. 77 - Author Illustration Fig. 78 - Author Illustration Fig. 79 - Author Illustration Fig. 80 - Author Illustration Fig. 81 - Author Illustration Fig. 82 - Author Illustration Fig. 83 - Author Illustration Fig. 84 - Author Illustration Fig. 85 - Unknown (2016), Available at: http://www.austinsmithlord.com/projects/helensburgh-chord/ [Accessed 31 Oct. 2017] Fig. 86 - Unknown (2016), Available at: http://www.austinsmithlord.com/projects/helensburgh-chord/ [Accessed 31 Oct. 2017]

Fig. 87 - Unknown (2016), Available at: http://www.austinsmithlord.com/projects/helensburgh-chord/ [Accessed 31 Oct. 2017] Fig. 88 - Unknown (2016), Available at: http://www.austinsmithlord.com/projects/helensburgh-chord/ [Accessed 31 Oct. 2017] Fig. 89 - Bridge, A (2010), Available at: http://www.telegraph.co.uk/travel/destinations/europe/portugal/porto/ articles/36-hours-in-porto/ [Accessed 02 Nov. 2017] Fig. 90 - Unknown (2010), Available at: http://www.landezine.com/index.php/2010/12/public-spaces-in-banyolesby-mias-arquitectes/ [Accessed 02 Nov. 2017] Fig. 91 - Unknown (2010), Available at: http://www.landezine.com/index.php/2010/12/public-spaces-in-banyolesby-mias-arquitectes/ [Accessed 02 Nov. 2017] Fig. 92 - Unknown (2010), Available at: http://www.landezine.com/index.php/2010/12/public-spaces-in-banyolesby-mias-arquitectes/ [Accessed 02 Nov. 2017] Fig. 93 - Unknown (2015), Market Street, Available at: http://mapio.net/pic/p-96294836/ [Accessed 30 Nov. 2017] Fig. 95 - Academy of Urbanism (2016), Temple Bar, Available at: https://www.academyofurbanism.org.uk/templebar/ [Accessed 03 Nov. 2017] Fig. 95 - Author Illustration Fig. 96 - Author Illustration Fig. 97 - Author Illustration Fig. 98 - Author Illustration Fig. 99 - Unknown (2015), Available at: https://www.dezeen.com/2013/11/19/gasp-by-room-1-pavilionsboardwalks/ [Accessed 20 Nov. 2017] Fig. 100 - Unknown (2013), Available at: https://www.dezeen.com/2013/11/19/gasp-by-room-1-pavilionsboardwalks/ [Accessed 20 Nov. 2017] Fig. 101 - Author Illustration