LDP2 Historic Environment Planning Guidance

This Planning Guidance has been produced by East Dunbartonshire Council to provide detailed advice to developers and others on matters to take into account when approaching the Council with development proposals that would have an influence on the historic environment.

It elaborates on  East Dunbartonshire Local Development Plan 2 (LDP2)  historic environment policy (in particular Policy 19 Historic Environment) and may also support the local implementation of NPF4  Policy 7. Historic assets and places . It must be read alongside LDP2 and any other  Supplementary Guidance or Planning Guidance  that may apply to the proposal, including  Antonine Wall Supplementary Guidance ,  Design & Placemaking Supplementary Guidance  and  Advertisement Consent Planning Guidance .

• Undertaking work to a property within a Conservation Area or Townscape Protection Area, or to a Listed Building - including repair, alteration or extension.
• A development proposal in, or in the setting of, a Conservation Area or Townscape Protection Area, Listed Building, Scheduled Monument or Garden and Designed Landscape.
• A development proposal on a site where there are known or presumed archaeological remains.

• Encourage careful management of the historic environment in East Dunbartonshire.
• Explain the planning process and roles and responsibilities for development which affects the historic environment.
• Enable applicants and the local community to identify any historic environment interest on and around a development proposal, early in the planning process.
• Raise awareness of technical topic-based guidance available on managing change in the historic environment.

This guidance has been structured to allow users to quickly identify any historic environment designations which may apply to their property (or site as selected) and establish any general or site-specific requirements that may apply to the historic environment feature in question.

Please look at the map in the  Designation Locations  section and use the address checker to identify any historic environment designations or assets that may apply to your location of interest.

Within each pop-up is the site's LDP2 reference number, its name/title, a link to the section of the Planning Guidance that applies to the designation and a link to a description of the designated site where this applies.

The historic environment provides national, regional and local distinctiveness. It imparts a sense of place and identity, and tells the story of our past. Although important in its own terms, the historic environment also benefits the quality of our places, wellbeing, culture, economy and tourism. It is important that the existing historic environment is protected and that action is taken to enhance and evolve historic assets. An effort must be made to understand and protect the key characteristics and architectural features which contribute to its character.

Age, design, construction and materials are amongst various factors which contribute to the interest and character of a historic building, structure or area; along with its proportions, colour, texture, detailing and finish. The architectural features of a historic building or area form important elements in defining its special interest and character. Historic buildings or structures often use historically-significant building materials or local traditions, and any new work should seek to maintain these features and techniques wherever possible. Work should maintain the special architectural or historic interest, integrity and fabric of a historic building.

It is also important that the historic environment can evolve, in particular if the alternative would result in its loss or degradation. For a building to stay in use over the long term, change may be necessary in order to reflect changes over time in how we use buildings and what is expected of them. This should always be considered carefully to avoid damage to a building’s special interest.

When using this guidance, appropriate consideration should be given to the potential impacts (both adverse and beneficial) that development may have on the settings of historic environment assets, particularly designated assets, as well as any direct physical impacts.

The historic environment of East Dunbartonshire is rich and varied. It includes the Antonine Wall UNESCO World Heritage Site, nationally important buildings, monuments and a national inventory Garden & Designed Landscape, as well as a range of local designations. However, a number of designated buildings are at risk and there is an ongoing requirement to maintain and care for the area’s historic assets so that they can be used and appreciated into the future. This Planning Guidance may be used in conjunction with other advice and guidance to help to achieve this objective.

Please use the address checker🔎 to identify any historic environment assets that may apply to your property or area of interest (may take several seconds).

This section provides guidance on each type of historic environment designation in East Dunbartonshire and also explains the Buildings at Risk Register, which includes number of properties that feature as areas of action in LDP2. Designation types and other areas of interest are listed in alphabetical order.

The  Buildings at Risk Register  has been in operation in Scotland since 1990 in response to concern about the growing number of Listed Buildings and buildings in Conservation Areas that were vacant and had fallen into a state of disrepair. It provides information on properties of architectural or historic merit throughout the country that are considered to be at risk.

LDP2 lists Buildings at Risk for each Community Area (Policies 2-8) and sets out a number of actions that may be taken to enable their maintenance or restoration. Following a  review  of the Buildings at Risk Register published in March 2024, Historic Environment Scotland (HES) has decided to pause the Register in order to consider long-term options for its future. Therefore, whilst the Register remains publicly accessible, the information therein may be out of date.

 Conservation Areas  are designated under the  Planning Listed Buildings and Conservation Areas (Scotland) Act 1997 . Historic Environment Scotland defines a Conservation Areas as places 'which have special architectural or historic interest that are considered worthy of protection'. By law, Historic Environment Scotland has the power to determine, after consultation with the Planning Authority, that an area should be a Conservation Area and may designate it. However, the primary responsibility for designating Conservation Areas and reviewing their boundaries typically lies with the planning authority as guided by the preparation of the Local Development Plan.

Planning permission is required for most types of development within a Conservation Area boundary. Works encompassed include building extensions, improvements or other external alterations such as windows, door or roof replacements, chimney repairs, hard surfacing within the curtilage of a dwelling or other works including boundary walls, railings, re-painting, stone cleaning and re-cladding. Planning permission is required for development on land between buildings.

In Conservation Areas, planning permission is required for certain small-scale developments otherwise deemed ‘permitted development’. Additional works may be specified for which ‘permitted development’ rights have been removed through an ‘Article 4’ direction (see  Further Guidance ). This varies from one Conservation Area to another and it is therefore best to check directly with the Planning Authority.

Further information for homeowners on permitted development rights can be found by accessing:  Guidance On Householder Permitted Development Rights: Updated 2024  and  Planning circular 2/2024: non-domestic permitted development rights 

Conservation Area consent controls the demolition of both listed and unlisted buildings in Conservation Areas. You need to apply the Planning Authority if you have a proposal for the substantial demolition of any building in a Conservation Area.

Trees often contribute significantly to the character of a Conservation Area. It is an offence for any person to cut, lop, top, uproot, wilfully damage or destroy any tree in a Conservation Area unless six weeks' notice has been given to the Planning Authority. This gives the Planning Authority time to consider making a  Tree Preservation Order (TPO)  (see  Further Guidance ). These orders exist for individual or groups of trees which are seen as giving amenity value to the community.

The felling or lopping of trees which are subject to a Tree Preservation Order requires the consent of the Planning Authority. Statutory duties and policy on TPOs and trees in Conservation Areas are contained in the  Town and Country Planning (Scotland) Act 1997 , as amended; and set out in Scottish Government Scottish Planning Series:  Planning Circular 1 2011: Tree Preservation Orders .

Advertisement consent may be required for Conservation Areas and it is recommended that the Planning Authority is consulted prior to any work being undertaken. Access  Advertisement Consent Planning Guidance  for further information.

Changes to permitted development rights came into effect on  24 May 2024 , aimed at simplifying the planning process to help homeowners and businesses save money and reduce emissions through the installation of zero and low carbon technologies. Amongst various amendments, the update makes it easier to alter and replace windows in Conservation Areas, by making changes to windows on a rear or side elevation permitted development with no restrictions*.

Alteration of replacement of windows will require a prior notification application under Class 7A (3) Paragraph (4) of the Town and Country  Planning (General Permitted Development) (Scotland) Amendment Order 2024, if the following applies:

(a) the window is part of -

(i) the principal elevation, or

(ii) a side elevation where that elevation fronts a road, and

(b) the window as altered or replaced would not be the same, or substantially the same, as the window to be altered or replaced in the following respects –

(i) the manner in which the window is opened and closed,

(ii) the number, orientation and colour of the panes comprised in the window,

(iii) the dimensions and colour of the frame of the window or any astragal bars comprised in the window.

The conditions of the order are set out under Class 7A (3) Paragraph (4).

This section of the Planning Guidance provides some advice on how to interpret the above requirements.

• Details on what is meant by ‘principal elevation’, ‘rear elevation’ and ‘side elevation’ are set out in  Guidance On Householder Permitted Development Rights: Updated 2024 

• Regarding the manner in which a window is opened and closed as described under (b) (i), such changes could, for example, comprise a replacement of sash and case windows which open and close vertically to side-hung casement windows which swing outwards, or to top-hung outward opening windows, or to those that pivot, tilt or turn.

• With regard to changes to the number, orientation and colour of the panes comprised in a window as described under (b) (ii), such changes could for example comprise the replacement of a window with nine individual panes of glass with a single pane of glass, or the replacement of a window featuring stained glass with glass that is entirely transparent.

• Changes to the dimensions and colour of a window frame as described under (b) (iii) could for example include the replacement of a window or windows with a type featuring a greater width of window frame. A change from one colour of window frame to another can sometimes affect the unified design of a Conservation Area or groups of Listed Buildings in multiple ownership/occupation.

•  Managing Change in the Historic Environment: Windows  states that for historic buildings, astragal profiles should match the original as closely as possible and that true astragals should be provided rather than stick-on bars. A change from true to ‘false’ astragal bars would constitute a change of the kind described in (b) (iii).

 Planning circular 2/2024: non-domestic permitted development rights  Annex M provides further details on alteration/replacement of existing windows.

The  Guide to Energy Retrofit of Traditional Buildings  published by Historic Environment Scotland provides advice on how to implement energy efficiency improvements for windows in traditional buildings. In many cases the complete replacement of a window or windows may not be necessary or desirable. Property owners and managers are therefore encouraged to explore the range of sympathetic improvements set out in the guidance before developing their proposals.

 Managing Change in the Historic Environment: Windows  provides further advice on the principles that apply to altering the windows of historic buildings but can also apply to those located within Conservation Areas.

*N.B. Such changes are not considered permitted development within  World Heritage Sites. 

Further guidance on Conservation Areas can be accessed here:  Guidance on Conservation Areas | Historic Environment Scotland . A range of other non-statutory Historic Environment Scotland guidance notes can be accessed from the  Further Guidance  section.

East Dunbartonshire Conservation Area Appraisals can be accessed here:  Listed Buildings and Conservation Areas 

 Gardens & Designed Landscapes  (GDL) are grounds consciously laid out for artistic effect. In addition to the  Milngavie Reservoirs Inventory Garden & Designed Landscape  (a national designation), the Council also maintains an extensive list of Locally Important Gardens & Designed Landscapes (LGDL).

The principal values of these designations are artistic and historical, however, they may also have secondary values including: archaeological, architectural, horticultural, nature conservation and scenic. LGDLs were identified in a 2006 survey by Garden History Society and the Council.

Gardens & Designed Landscapes contribute greatly to East Dunbartonshire’s cultural and natural heritage, have influenced the local pattern of development for many generations and continue to positively augment its surrounding landscape and townscape. New development within, or adjacent to, a designated Garden & Designed Landscape will be carefully assessed in accordance with LDP2 Policy 19.

Gardens & Designed Landscapes are viewed in three ways: inwards, outwards and across a site to significant buildings or topographical features. New development deemed to have a significant impact on a Gardens & Designed Landscape should be the subject of a statement indicating an appreciation of the site’s historical value and its positive contribution to the townscape and landscape of the locality. Standards of new design should be of the highest quality, sensitive to the Garden & Designed Landscape and based on a full understanding of the site’s historical importance, evolution and setting.

Protection of the historic environment is not about preventing change, but about managing change intelligently and with understanding. Not all impact is damaging and change is not necessarily detrimental, but informed evaluation is essential if irreversible damage is to be avoided.

Some Gardens & Designed Landscapes also lie within in a Conservation Area, or have a Listed Building or other historic environment designation within them. Where this is the case, Listed Building consent, Conservation Area consent or other consent may be required, depending on the scope of intended works.

Further guidance on Gardens & Designed Landscapes can be accessed here:  Managing Change in the Historic Environment: Gardens and Designed Landscapes 

 Listed Buildings  represent the very best examples of built heritage. They are defined as buildings of special architectural or historic interest and are protected under the  Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 . The term ‘building’ includes structures such as walls and bridges. The lists of Buildings of Historic or Architectural Interest are compiled by Historic Environment Scotland on behalf of Scottish Ministers.

There are three categories of Listed Building:

Category A - Buildings of special architectural or historical interest which are outstanding examples of a particular period, style or building type.

Category B - Buildings of special architectural or historic interest which are major examples of a particular period, style or building type.

Category C - Buildings of special architectural or historic interest which are representative examples of a period, style or building type.

Each listing is given a Listed Building record. The only statutory (legal) part of a listing is the address in the Listed Building record (statutory address). All of the other material, including the category, has no legal weight, but is provided as extra information. The record is intended to help people understand the special interest of the Listed Building.

Listing encompasses the whole building or structure at the statutory address on the Listed Building record. It covers both the interior and exterior of the building regardless of the category. Listing may also encompass other structures at the property such as gates, gate piers, boundary walls or other buildings such as wash houses or stable blocks.

Listed Building consent is the mechanism by which the Council, as Planning Authority, ensures that any changes to Listed Buildings are appropriate and sympathetic to their character. It is typically required for the extension, alteration and demolition of a Listed Building. It helps to protect what is a rare and unique resource. Any development affecting a Listed Building should respect and preserve its special architectural or historic interest.

Applications for Listed Building consent should be made to the Planning Authority. It is free to apply for Listed Building consent and an application is made much the same way as for planning permission. Planning Authorities are required to consult Historic Environment Scotland on certain Listed Building consent cases.

You must obtain Listed Building consent from the Planning Authority if you wish to demolish (all or part), alter or extend (internally or externally) a Listed Building. In most cases, alterations and extensions also require planning permission, and it is best if both applications are submitted at the same time. There are certain exemptions to Listed Building consent, for example ecclesiastical buildings.

LDP2 Policy 19 Historic Environment protects a Listed Building’s character as a building of special architectural or historic interest.

New development in the ‘curtilage’ of a Listed Building does not require Listed Building consent. The standard means to determine whether such ‘curtilage’ is subject to the listing in question is to establish whether the structures:

• Were completed before 1948.
• Were within the same ownership as the main subject (listing name/description) of listing at the time of listing.
• Clearly relate in terms of their (original) function to the main subject of the listing.
• Still relate to the main subject of listing.

In making decisions on applications for planning permission, the Council must nevertheless give regard to the effect of new development on the setting of any Listed Building in the vicinity.

The erection of fences, walls, gates and other means of enclosure in the curtilage of a Listed Building is excluded from permitted development, and therefore requires planning permission.

Permitted development rights in Scotland are governed by the  Town & Country Planning (General Permitted Development) (Scotland) Order 1992 , as amended. Permitted development rights in Conservation Areas and for Listed Buildings, and their curtilage, are restricted.

Further information for homeowners on permitted development rights can be accessed here:  Guidance On Householder Permitted Development Rights: Updated 2024.  

Listed Building consent is not typically required if works involve the like-for-like replacement of old materials for new and if the repair work doesn’t affect the character of the building. It is nevertheless recommended that the Planning Authority is consulted before any such work takes place.

The Historic Environment Scotland guidance document on  demolition of Listed Buildings  should be used when the future of a Listed Building is uncertain and demolition is being considered as an option.

Because of the strong presumption in favour of retaining Listed Buildings, the decision to demolish a Listed Building should constitute a last resort. It must almost always be made at the end of a process that has considered and discounted all other feasible options. There will be some exceptional circumstances where the demolition of a Listed Building can be justified. Consent to demolish a Listed Building will not be granted unless it can be demonstrated that there is no viable alternative.

If consent is granted for demolition, the Planning Authority must notify Historic Environment Scotland, so that it has the opportunity to make a record of the building. Demolition must not commence until three months after the date of the notification of Historic Environment Scotland.

Advertisement consent may be required for Listed Buildings and it is recommended that the Planning Authority is consulted prior to any work being undertaken. The  Advertisement Consent Planning Guidance  document provides further information.

The following plans should be submitted with applications for Listed Building Consent and Planning Permission:

• Location plan to a scale of 1:1250;
• Scaled elevation plans clearly indicating which architectural elements are affected by the proposal; and
• A drawing in millimetres (preferably scaled at 1:10) of the proposed architectural changes.

Further guidance on Listed Buildings can be accessed here:  Listed Buildings | Public Body for Scotland's Historic Environment . A range of other non-statutory Historic Environment Scotland guidance notes, which include details on windows, doorways, roofs and other details, can be accessed from the  Further Guidance  section.

 Scheduled Monuments  are protected under the terms of the  Ancient Monuments and Archaeological Areas Act 1979 . Historic Environment Scotland deals directly with all matters affecting Scheduled Monuments. The final decision on what is scheduled rests with Historic Environment Scotland, although owners or occupiers may appeal their decisions. The aim of scheduling is to preserve sites and monuments as far as possible in the form they are today.

Written Scheduled Monument consent from Historic Environment Scotland must be obtained for any work or maintenance to be carried out on a Scheduled Monument, including repairs. Historic Environment Scotland offer free advice on how best to manage Scheduled Monuments, as well as guidance on financial help that may be available. Owners and occupiers can  contact Historic Environment Scotland  for advice at any time.

Further guidance on Scheduled Monuments can be accessed here:  Scotland's Scheduled Monuments | Historic Environment Scotland 

A Townscape Protection Area (TPA) is a local designation specific to East Dunbartonshire, used to identify localities with distinctive architectural and historic qualities. Many TPAs are closely associated with Conservation Areas, forming clusters of designations (see  Designation Locations  mapping). The management of TPAs under LDP2 policies is carried out in a similar way to that of Conservation Areas, with the aim of protecting their character and appearance. Please consult the  Conservation Areas  section of this guidance for further information.

You need to apply to the Planning Authority for planning permission for a new development proposal in a Townscape Protection Area. Development within Townscape Protection Areas will be assessed in the same manner as that taking place within Conservation Areas.

In Townscape Protection Areas, additional works may be specified for which ‘permitted development’ rights have been removed through an ‘Article 4’ direction (see  Further Guidance ). This varies from one Townscape Protection Area to another and it is therefore best to check directly with the Planning Authority.

Advertisement consent may be required for Townscape Protection Areas and it is recommended that the Planning Authority is consulted prior to any work being undertaken.  Advertisement Consent Planning Guidance  provides further information.

The  Antonine Wall  was inscribed by UNESCO in 2008 as the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site and runs approximately east to west through the southern part of East Dunbartonshire.

 Antonine Wall Supplementary Guidance  provides advice for developers, decision makers and the public on managing the impact of development on the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site and its setting. The guidance must, as appropriate, be employed in the assessment and determination of planning applications affecting the Antonine Wall and its setting.

Further guidance on World Heritage Sites can be accessed here:  Managing Change in the Historic Environment: World Heritage | HES 

Archaeology is the study of the buildings, graves, tools, and other objects that belonged to people who lived in the past, in order to learn about their culture and society.

In general, there are seven broad categories of historic and archaeological sites that may be encountered:

1. Upstanding remains: built features (such as buildings and engineering structures), elements of water-management systems (such as lades and dams), field boundaries and features such as funerary cairns, standing stones and stone circles.
2. Earthworks: soil-covered remains that can be seen as surface undulations at ground level. These can include ruined buildings or their foundations, banks, clamp kilns, mounds, ramparts, ditches, gullies and hollows.
3. Buried features: soil-covered remains, which have no visible trace at ground level (possibly revealed by aerial photography).
4. Artefact scatters: scatters of potsherds, flaked stone tools, metal objects, animal bones and worked coarse stone.
5. Managed woodland features: hedgerows, coppices, pollard trees, veteran trees, wood pasture and policy woodland.
6. Paleoenvironmental deposits: raised mires, mire and blanket bog.
7. Historic locations: these are locations that have strong historical or cultural associations, but which often have minimal physical remains, such as battlefields and covenanter preaching sites.

Recognising the character of individual sites should not detract from the fact that they are all elements of landscapes which reflect the linkage and inter-relationship between them. Every site is an element of a larger whole. The Historic Environment Record, maintained for East Dunbartonshire by the  West of Scotland Archaeology Service (WoSAS) , has information on known archaeological sites or finds, including significant archaeological sites identified in Local Development Plan 2 (LDP2).

Policy 19 of LDP2 states that at any location where there may be a sensitive archaeological resource, a report of an archaeological evaluation will be required prior to determination of the planning application. Where it is not possible to preserve the archaeological resource in situ, appropriate archaeological excavation, recording, analysis, publication and archiving will be required before and/or during development. Sites may also be subject to other historic environment designation.

Further guidance on archaeology in terms of the planning process and excavation can be accessed here:  PAN 2/2011 Planning and Archaeology  and  Managing Change: Scheduled Monument Consent for Archaeological Excavation 

Whenever development is proposed which will result in the disturbance or removal of known or even presumed archaeological remains, deposits or features, it is vital that there is close co-operation between developers, and the Planning Authority’s archaeological advisors. Developers can help by making sites available for the greatest possible time and by commissioning archaeological investigations.

In areas where there are known or presumed archaeological remains, the Planning Authority is likely to stipulate that a preliminary archaeological site evaluation be carried out before any proposals, which might damage archaeological remains, are considered. This evaluation must be carried out prior to the planning application being determined.

The Planning Service may be able provide advice on the archaeological implications of development on sites and the likelihood of discovering archaeological remains. This may be done through its archaeological advisors or in consultation with other relevant bodies.

When determining a planning application, as long as the Planning Authority has sufficient information, the case for the in-situ preservation of archaeological remains will be assessed. This will depend upon the individual merits of each case and take into account the intrinsic significance of the remains.

Where appropriate, the Planning Authority will grant planning permission, but may also impose planning conditions to either secure preservation ‘in situ’ or 'by record', involving the excavation and recording of archaeological remains, followed by the analysis of materials recovered then, when appropriate, the publication of results. The character of these works must be agreed by the developer with the Planning Authority in advance of the commencement of the development through a Written Scheme of Investigation (in effect an extended Method Statement incorporating known archaeological information and ground conditions).

It may also be stipulated, when granting planning permission, that the applicant makes arrangements for an archaeological ‘watching brief’ to monitor development groundworks and to record any archaeological evidence revealed. These arrangements must also be submitted to, and approved by, the Planning Authority prior to the commencement of works on site. The purpose of the ‘watching brief’ is to ensure that any agreed design measures to preserve archaeological remains in situ are correctly implemented on site, and also to allow investigation and recording of any additional unanticipated archaeological evidence that might be revealed during construction works.

It should however be noted that the Planning Authority may require regular liaison with its archaeological advisors and, if significant remains are identified during the development process, it may seek additional steps to ensure their protection.

Developers should, before an application is submitted, commission an archaeological ‘desk-top study’ by a professionally qualified archaeological organisation or consultant. In some cases, the Planning Authority may request the developer to carry out such an assessment. The scope of assessment should include the archaeological, environmental, topographical and historic significance of the site, as well as its local, regional or national context. Such pre-determination assessments may also be required to include an assessment of significant buildings on the site. Desktop assessments will need to involve study of:

• Geological maps, modern topographic survey and data from any available trial pits/boreholes in the vicinity of the site;
• Historic maps, images and documents held in museums, libraries or other accessible archives;
• Statutory and non-statutory designations protecting archaeological and historical sites and monuments;
• Unpublished research reports and archives;
• Survey drawings of basement and ground floors of any buildings on the site; and
• Any other relevant information

Areas of archaeological potential should be assessed for the type, extent, likely date, nature and depth of remains. Details should be provided of how the development can be designed to minimise disturbance of remains and an assessment of the importance of the resource in local regional, national or international terms. Consideration of the academic and research potential of the remains should also be included. The desk-top study should include plans showing:

• Degree of disturbance by previous destructive processes on the site;
• Areas of potential archaeological survival distinguished from areas considered to have been destroyed;
• The extent of known archaeological sites and designations (statutory and non-statutory);
• Impact of proposed scheme; and
• Proposals, where appropriate, for either pre-determination Field Evaluation or post-determination Archaeological Mitigation.

The assessment should consider ground adjacent to the proposed development to ensure sound consideration of the archaeological and historical potential of the ground. Further, any assessment should also identify and consider the consequent impact on the setting of monuments of international or national significance in proximity to the proposed development.

This need not normally be a time consuming or expensive operation and can involve a range of techniques, including ground surveys and intrusive trial trenching. The evaluation may refer to possible discoveries hidden beneath the ground, as well as to upstanding historic buildings, visible ancient monuments, historic gardens or designed landscapes which are equally as important. In this way it is possible to determine the nature, form and extent of archaeological remains and/or heritage associated with the site, and therefore the weight which ought to be attached to their preservation and possible ways in which impact can be minimised or avoided.

Where archaeological remains are likely to exist and may be impacted upon by the proposed development, the Planning Authority may also request the developer to carry out an archaeological field evaluation, working to a Method Statement which has been approved in writing by the Planning Authority by an approved contractor, before any decision is made on the planning application.

In cases involving the alteration or demolition of significant buildings, the Planning Authority may require that applicants arrange suitable programmes of recording of the building to be carried out to a brief approved in writing by the Planning Authority.

Applicants may be asked to provide more information on the scheme, such as the details of the foundations to be used, or they may be asked to carry out an evaluation. This can delay consideration of the application and thus it is in the developer’s interest that appropriate discussions are undertaken well before this stage. If proposals are inadequately documented, this may be a reason for refusal of consent.

The initial investigations will give some idea of the archaeological significance of any sites within a development area. Consideration must be given to the options for identifying and minimising damage to archaeological remains, even where this may conflict with development options. These needs may be reconciled and the potential for conflict reduced if the developer discusses preliminary plans for development with the Planning Department and archaeologists at an early stage.

The Planning Authority will always prefer remains to be preserved ‘in situ’; that is undisturbed. Accurate information on the nature, form and extent of the remains is critical to understand how this objective can be achieved. Preserving remain in situ does not automatically imply the exclusion of development, it is about avoiding adverse impacts on the remains.

Construction techniques may result in direct or indirect disturbance of the ground which is likely to cause an alteration to the physical, chemical or biological environment, which can have a significant impact on buried deposits. The role engineers and archaeologists have to play in designing and implementing mitigation strategies, to reduce or remove the impact of engineering techniques on any in-situ archaeological remains, is critical.

Where important remains are known to exist, or there is a good possibility that they exist, developers should consider using a sympathetic design which avoids disturbing the remains altogether or at least minimises any damage. This could be done, for example, by raising ground levels, or by the careful siting of landscaped or open areas.

In addition, by giving particular attention to the design of foundations, piling, underpinning, new slab levels, service trenches, etc, damage to archaeological resources can be minimised.

There are also techniques available for sealing archaeological remains underneath buildings or landscaping, thereby securing their preservation, even although they may remain inaccessible. Not only can schemes be designed around archaeological remains in order to ensure their preservation, but their presence may allow for an opportunity to create an interesting heritage feature, a visually attractive scheme and perhaps even an investment. Conditions may be applied requiring appropriate public access be made available to any preserved remains.

Where the preservation approach is not accepted by the developer, it will be necessary to demonstrate to the Planning Authority why this is not feasible. If destruction is agreed, even where the overall approach adopted is predominantly one of preservation, then any consent granted will be conditioned for unscheduled archaeology. The developer should liaise with the Planning Authority so that a programme of archaeological mitigation is agreed. All such programmes are orientated to ensuring a competent record is made of the remains being destroyed, through the involvement of archaeologists.

The most common technique used is archaeological area excavation where the known remains are hand excavated by an archaeological team to agreed standards. The sediments and structures excavated are described and the materials recovered from the site (samples, artefacts and records) detailed in an initial Data Structure Report. Thereafter a post-excavation programme is normally required to analyse the materials and then publish the results, normally in an academic journal. However, managed loss is a second-best option, as excavation results in the total destruction of evidence from which future archaeological techniques could almost certainly extract more information than is currently possible.

Where appropriate, the Planning Authority may also require a programme of public archaeology that would communicate the findings of the work in a non-academic manner to the local community. There may also be a requirement to facilitate public viewing or undertake open days for more significant sites during their excavation.

Where human skeletal material is an element of an archaeological site (such as a prehistoric burial) then the developer must ensure that all appropriate legal safeguards are in place and that works are conducted in a manner that does not give rise to the common law offence of Violation of Sepulchre.

All archaeological work connected with a particular site should be recorded and published to an agreed standard; in conjunction with this all finds must be declared to the  Treasure Trove Unit  in accordance with their procedures and a competent archive from the works submitted to  Oasis  (an online system for heritage practitioners funded by HES,  Scotland's Archaeology Strategy  and Historic England). Until such documents are produced and materials deposited, any condition requiring preservation by record cannot be satisfied. It is thus important that the developer ensures that these final stages of any archaeological mitigation are promptly and successfully delivered.

The following local case studies provide recent best practice examples of the reuse, refurbishment or redevelopment of historic environment assets in East Dunbartonshire.

This section provides further guidance on the management of the historic environment. Further information and guidance is listed in alphabetical order.

An Article 4 Direction is a statement made under  The Town and Country Planning (General Permitted Development) (Scotland) Amendment Order 2011 . The Direction, made by a Planning Authority and approved by Scottish Ministers, removes some or all permitted development rights within an area, typically one also covered by a  Conservation Area  or  Townscape Protection Area. 

The effect of a Direction is that planning permission will be required for specific types of development which would otherwise be regarded as 'permitted development', i.e. development that does not require a planning application. Directions can cover a variety of minor works. Full details of Article 4 Directions can be obtained upon request by emailing planning@eastdunbarton.gov.uk

Compiled and managed by Historic Environment Scotland,  Canmore  contains information and collections from all its survey and recording work, as well as from a wide range of other organisations, communities and individuals.

 Peter McGowan Associates, Survey of Historic Gardens and Designed Landscapes 2006 

 Historic Environment Review & January 2021 Consultation 

 East Dunbartonshire Conservation Area Appraisals 

The East Dunbartonshire Leisure & Culture (EDLC) Archives Service collects and preserves the historical records of East Dunbartonshire, its people and organisations, for the benefit of current and future generations.

 Historical Records | EDLC 

The  Environmental Impact Assessment Handbook  produced by HES and  NatureScot  offers best practice practical guidance and information to authorities, consultation bodies and others involved in the EIA process.

Historic Environment Scotland (HES) has published an extensive range of non-statutory guidance notes about managing change in the historic environment. A selection of these are set out below:

 Managing Change in the Historic Environment: Accessibility | HES 

 Managing Change in the Historic Environment: Boundaries | HES 

 Managing Change in the Historic Environment: Demolition of Listed Buildings 

 Managing Change in the Historic Environment: Doorways | HES | History 

 Managing Change in the Historic Environment: Extensions | HES 

 Managing Change in the Historic Environment: External Fixtures | HES 

 Managing Change in the Historic Environment: External Walls | HES 

 Managing Change in the Historic Environment: Interiors | HES | History 

 Managing Change in the Historic Environment: Roofs | Hist Env Scotland 

 Managing Change in the Historic Environment: Shopfronts and Signs 

 Traditional Buildings | Historic Environment Scotland | History 

 Managing Change in the Historic Environment: Windows | HES | History 

For further guidance, please select the hyperlink below:

 Publications | Leading Public Body for Scotland's Historic Environment 

The National Library of Scotland  map images website  features over a quarter of a million historic maps as high-resolution, colour, zoomable images. The maps date between 1560 and 1970, and relate primarily to Scotland. The collection also includes mapping of the remainder of the British Isles, Ireland, Belgium, Jamaica and India.

You can find information about different types of heritage assets in your area by visiting the Historic Environment Scotland  Pastmap  website. This includes Listed Buildings, Conservation Areas and archaeological records including the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site, and Scheduled Monuments and other local information in the Canmore & Historic Environment Record.

The Scottish Government has published a range of Planning Advice Notes, Planning Circulars and other guidance about managing change in the historic environment. A selection of these are available via the hyperlinks below:

 Guide to Conservation Areas in Scotland 

 Planning Circular 1 2011: Tree Preservation Orders 

 Planning Advice Note 2/2011: Planning and Archaeology 

 Guidance On Householder Permitted Development Rights: Updated 2024  

The value of garden trees extends beyond the boundary fence. Neighbours and passers-by can benefit from the enhanced amenity provided by well positioned, attractive trees. Garden trees also contribute to the wider setting of settlements, providing an attractive ‘leafy’ impression.

Trees are sometimes planted as living memorials and older trees can become local landmarks, appreciated by successive generations of residents. Garden trees also reduce noise, filter pollution and add oxygen to the air. Retaining and planting appropriate garden trees, particularly native species, contributes to biodiversity and to a sense of place.

In recognition of the importance of trees, Planning Authorities have duties and powers to ensure that developers:

• Submit a tree survey with an application that proposes the removal of trees.
• Include the provision of planting new trees within the proposed development.
• Protect trees where they have natural heritage value or contribute to the character or amenity of a particular location.

Planning Authorities also have powers to make Tree Preservation Orders. Please contact the  Council’s Tree Officer  for advice on tree-related issues.  

Development Applications Team Development and Enterprise East Dunbartonshire Council Broomhill Industrial Estate Kilsyth Road Kirkintilloch G66 1TF

 planning@eastdunbarton.gov.uk 

 Do I need Planning Permission? | East Dunbartonshire Council 

 Contact us | Leading Public Body for Scotland's Historic Environment 

 Contact Details for the West of Scotland Archaeology Service (wosas.net)