D - 25-1050-LB - Paisley Grammar FINAL
Renfrewshire Council · 25 August 2026
Back to Planning and Climate Change Policy Board — 25 August 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 25/1050/LB Application Type Listed Building Consent Proposal External and internal alterations associated with conversion of Paisley Grammar building to residential flats comprising of installation of new windows, reconfiguration and reinstate of existing windows, new pitch roof gables, removal of plant room, internal reconfigurations to layout and demolition of 1960 wing extensions to each side of the main school building Location Paisley Grammar School, Glasgow Road, Paisley, PA1 3RP Ward 3 – Paisley North East and Ralston Community Council Paisley East and Whitehaugh Community Council Applicant Mr Richard McFadzean, NIXON Partnership Homes (PG) Ltd Recommendation Grant subject to conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=T7NVOKMWFMT00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, this is a listed building application which seeks consent to demolish part of a category B listed building, and convert the remainder of the building into residential flats. Proposal This application seeks listed building consent for external and internal alterations associated with conversion of Paisley Grammar building to residential flats comprising of installation of new windows, reconfiguration and reinstate of existing windows, new pitch roof gables, removal of plant room, internal reconfigurations to layout and demolition of 1960 wing extensions to each side of the main school building Ther original school building and the 1960 wing extensions (along with the former Janitors Lodge and boundary wall, railings, gates and gate piers along the Glasgow Road frontage) are B listed. The original school building was constructed in 1895-98. It is three stories in height, with red ashlar sandstone walls and a slate roof. The original school building includes modern extensions to the sides and rear. These extensions are three stories in height and are more functional in their appearance in comparison to the original school building. While the 1960’s extensions which flank the original building to the east and west are included as part of the listing, the extensions to the rear are not. The extensions will be demolished to facilitate the redevelopment of the site, with the original school building retained. Proposals to redevelop the site, including the erection of five new build flatted blocks, will be assessed under concurrent planning application 25/1024/PP. The retained original school building will be converted into 23 flats, with a mix of eight three bed flats, ten two bed flats, and five one bed flats. The interior of the school building comprises of classrooms, offices, staff rooms and other administrative rooms configured around a central hall. This existing floor plan will largely be retained, with some internal partition walls removed to facilitate the conversion of the rooms into flats, with the space within the central hall retained. The war memorial within the central hall will be retained off site.
Page 2
External alterations associated with the conversion include replacement of existing windows and installation of new window openings, installation of infill sandstone and pitched roof gables to fill the void left following demolition of the 1960’s extensions Site Description The application site extends to 1.55 hectares in area. It comprises of the original school building and the associated extensions to the sides and rear. These buildings are bound by parking and playground space to the front and sides. There is a landscape buffer comprising of mown grass and mature trees along the northern boundary of the site. Boundary treatment comprises of low stone walls with railings, and hedgerows. The former Janitors Lodge, which does not form part of the development, is positioned in the north east corner of the site. The site is located within a predominantly residential area however there are also a mix of commercial uses along Glasgow Road which bounds the site to the north. Mckerrell Street and Crossflat Crescent, where the predominant built form is four storey tenements, bound the site to the east, west and south. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. Pre-application discussions have taken place, focusing on the scale, design and orientation of the flatted blocks, and the conversion of the original school building. Negotiated Improvements Following submission, there have been changes to the design of the flatted blocks and the layout of the site. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 25/1024/PP Description: Demolition of wings and rear buildings at Paisley Grammar School and erection of flatted development on vacated land, including conversion of original school to flats Decision: Pending Consideration Application No: 23/0742/PAN Description: Proposal of Application Notice (PAN) for redevelopment of Paisley Grammar School site for residential development Decision: Accepted Application No: 10/0110/LB Description: Formation of new public and pupil reception areas including the installation of partitions, new openings and alterations to internal layout. Decision: Grant subject to conditions Application No: 08/1043/LB Description: Renewal / repair of existing slates, leadwork, gutters, downpipes, flat roofs and walkways. Replacement of rooflights and repair / rendering of gables and parapets
Page 3
Decision: Grant subject to conditions Application No: 07/0330/LB Description: Re-covering of existing flat roof extensions with built up proprietary insulated system, and replacement of existing windows with double glazed steel and timber windows Decision: Grant subject to conditions Application No: 07/0329/PP Description: Re-covering of existing flat roof extensions with built up proprietary insulated system, and replacement of existing windows with double glazed steel and timber windows. Decision: Grant subject to conditions Application No: 02/0095/LB Description: Installation of platform stair lifts on 1st and 2nd floor(west wing) of central building to provide wheelchair access Decision: Grant subject to conditions Consultations ▪ Historic Environment Scotland (HES) – Welcome the proactive approach the Council has taken to secure a redevelopment scheme for the building and are supportive of the principle of the proposals, noting that avoiding periods of vacancy is the best way to protect the building from decay. HES attended a meeting on the 30th March during which additional detail was sought on some elements of the detailed design. While additional information has been submitted, HES advise that there remains a number of details that still require to be clarified via further amendments or conditions of consent. These are as follows. Detailing of new gables to east and west stair towers – Clarification of finishing materials should be sought. Alterations and cleaning of external masonry – Seek detailed elevation drawings showing all existing and proposed stone detailing. Stone should be reused as far as possible, and new stone should be a close mineral match to the existing. War memorial – Welcome an approach which retains the war memorial in situ, and drawings should be updated to make this clear Windows – A condition survey of the existing windows has not been provided. Retention of existing windows is encouraged, and new windows should match the detailing of the existing ones. Timber panelling to classrooms and hall and other internal features – Welcome intention to retain existing decorative wall finishes as far as reasonably practicable. Note intention to repaint woodwork, and suggest staining with a dark colour would be more appropriate. Classroom doors – Welcome proposals to retain existing doors as front doors for the flats, and to retain and block those that are not required. Existing doors should be reused where new door openings are proposed. Representations The application has been publicised in line with the requirements of the relevant legislation.
Page 4
The following representations were received: ▪ Object - 2 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1 – Southern gabled bays should be left intact, and the proposed 2nd floor windows would compromise the integrity of these gables. 2 – New windows on 2nd floor need to have stone mullions. 3 – Linking new side door and recessed spandrels would create a vertical emphasis which is alien to the architecture of the building. Doorways should be given more prominence with a canopy. 4 – New stonework needs to match existing and reused where possible. 5 – Application does not address impact on additional listed elements namely the boundary walls, gate piers and Janitors Lodge. 6 – Advice from HES on reduction in height of flanking flatted blocks not followed. 7 – Extent of demolition is substantial. 8 – Suitability of external finishing materials. 9 – Design and Access Statement refers to a business centre use. 10 – Heritage impact of internal subdivision requires more detailed justification. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 7 – Historic assets and places Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV3 – Built Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Environment Strategy - Listed Buildings ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Design and Access Statement – Sets out an appraisal and analysis of the site and its surroundings before presenting the proposed design solution. It is noted that a number of different design options were tested before the proposed layout was determined to be the best option. This included taking into consideration comments received during the public consultation phase. The statement also includes an appraisal against relevant planning policies, and a response to pre-application comments raised by the Planning Authority.
Page 5
▪ Pre-Application Consultation (PAC) Report March 2026 – The PAC repot provides a summary of the feedback received at both events, and how this feedback has influenced the design of the development. The initial public event was held at the Grammar School on the 25th September, with the second public event held on the 23rd October at the same venue. 51 people attended the initial event, with 34 attending the second. ▪ Planning Supporting Statement April 2026 (School Conversion) – Provides further detail on the aspects of the development specifically related to the conversion of the school. This includes matters relating to internal and external alterations, and servicing. The statement notes that “the proposals have been developed to retain the key elements of the existing building wherever possible while achieving the practical and technical requirements of a conversion”. Planning Assessment The Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 states that in considering whether to grant listed building consent special regard must be had to the desirability of preserving the listed building and its setting as well as any features of special architectural or historic merit. In terms of Development Plan policy, Policy 7 of NPF4 and Policy ENV3 of the LDP are similar in that they both require works to listed buildings to respect their character. The relevant supplementary guidance, as well as Historic Environment Scotland's guidance notes, also require works to be undertaken in a sensitive manner and recognise that the continued occupation of listed buildings is the best way to secure their long term future. Initially regarding the demolition, the above noted policies and guidance set out tests which apply to the demolition of listed buildings, namely that the building is not of special interest, the building is incapable of repair, the repair of the building is not economically viable, having been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period, or the demolition of the building is essential to delivering significant benefits to economic growth or the wider community. However, these tests are not considered to apply in this instance as the proposal constitutes the demolition of part of the listed building only. The extensions to the rear fronting Crossflat Crescent do not form part of the listing. Regarding the listing, the demolition relates to the 1960’s extensions which flank the original school building. Demolition of these extensions is acceptable as it will facilitate the redevelopment of the site and the retention and reuse of the original school building which is of more significant architectural and historic merit in comparison to the 1960’s extensions. Historic Environment Scotland (HES) have offered no objections to this approach. The part demolition of the listed building is therefore considered to be acceptable. The HES guidance notes on interiors refers to general principles in terms of understanding the value of the interior. In this instance the original school building has numerous internal fixtures and fittings of architectural value that contribute to the special interest of the building. This includes timber panelling and framing, window embrasures, doors, plasterwork, and the war memorial. Additionally, the guidance note refers to understanding the value of the floor plan regarding subdivision and amalgamation. The applicants supporting statement advises that the intention is to retain key elements of the building’s interior where possible. However, this must be balanced with the practical requirements of converting the building to residential use. The desirability of facilitating the conversion of the building to a new use carries significant weight, and HES note that avoiding periods of vacancy is the best way to protect the building from decay.
Page 6
There are no concerns over the amalgamation of spaces and the reconfiguration of the floor plan to accommodate the 23 proposed flats. The quadrangle layout centred around the central hall will be retained in this regard. The submitted plans indicate that the war memorial will be retained off site. It is acknowledged that the war memorial contributes to the special interest of the building. However, removal of the war memorial is accepted and its relocation to a publicly accessible location is desirable to ensure the war memorial can continue to be appreciated and that memorial services can still be facilitated. The appropriate final location for the war memorial is a separate corporate matter and is out with the scope of this application to consider. HES have advised that it is their preference for the war memorial to remain in situ. However, they have been notified of the proposal to retain the war memorial off site and they have noted this in response without issuing any formal objection. The applicant has submitted additional information in response to the comments made by HES. However, it is acknowledged that the extent of retention and reinstatement of internal features will be influenced by building standards requirements. As such is considered reasonable to attach a condition requiring the submission of a Conservation Method Statement with respect to the interior of the building to ensure that the interior fixtures and fittings of value are retained, reused and/or reinstated insofar as is practicable. Externally the applicants have advised that the preferred approach is to replace all existing windows on the basis that costs of replacement versus upgrading of existing windows are likely to be similar, whereas new windows will also bring added benefits with regard to thermal performance. HES encourage retention and upgrading of the existing windows. While they note that full replacement may ultimately be acceptable, this should be initially informed by a condition survey of the existing windows. New windows should match the detailing of the existing windows. In this instance a condition can be applied requiring the condition survey to be undertaken, and thereafter details provided of works to retained windows and/or the specification for replacement windows. In addition to the existing windows, the proposal also includes additional window openings primarily located at second floor levels on the side and rear elevations. While HES have not objected to the new window openings, they advise that careful consideration needs to be given to the external masonry and the impact on stonework surrounding the new openings. This is particularly crucial as the windows cut across a string course. HES have recommended that further detail is sought to ensure that the architectural character and fabric of the building is adequately protected. Details will be sought via condition. External alterations also include the reinstatement of the eastern and western gables following the demolition of the 1960’s extensions. The applicant has revised the submission to clarify that the gables will be reinstated with red sandstone. Red sandstone coping will also be used, with the reinstated roof finished in slate to match the existing roof. These materials are considered to be acceptable. A condition will be applied seeking confirmation of the proposed slate to ensure it is of a suitable match. Overall the scope of works associated with the conversion of the original school, building is considered to be acceptable. HES have not objected to the proposal, and state that they welcome the pro active approach the Council has taken to secure a redevelopment scheme for the building and are supportive of the principle of the proposals. Conditions are required with regard to further detail on the internal alterations, windows and stonework taking into consideration the advice from HES.
Page 7
Regarding the other elements of the listing, the boundaries plan submitted by the applicant states that metal fencing will be made good and painted black, and stone coping will also be made good. However the drawings do not refer to the gate piers and gates located at the access to Glasgow Road. It is considered that in the interests of safeguarding these features the gates should be repainted and rehung, and a condition will be attached requiring this work to be undertaken. The former Janitors Lodge is not within the application red line site boundary and does not form part of the proposals. However it is not considered that the works will have a detrimental impact on this building or its special interest. Representations The matters raised in the letters of representation have been considered as part of the assessment of the application, and a response to each matter raised is provided below each in bold. 1 – Southern gabled bays should be left intact, and the proposed 2nd floor windows would compromise the integrity of these gables. The scope of the proposed external alterations are acceptable. 2 – New windows on 2nd floor need to have stone mullions. Further details of all stonework associated with new window openings will be sought via appropriately worded planning condition. 3 – Linking new side door and recessed spandrels would create a vertical emphasis which is alien to the architecture of the building. Doorways should be given more prominence with a canopy. The scope of the proposed internal and external alterations are acceptable. 4 – New stonework needs to match existing and reused where possible. Further details of all stonework repairs, reinstatement and reuse will be sought via condition. 5 – Application does not address impact on additional listed elements namely the boundary walls, gate piers and Janitors Lodge. These elements of the listing have been considered and assessed in the assessment section above. 6 – Advice from HES on reduction in height of flanking flatted blocks not followed. The new build residential flatted blocks which are to flank the Category B listed Paisley Grammar on both side have been amended and reduced in height. Please refer to the concurrent planning application 25/1024/PP for matters relating to the design and scale of the new build elements. 7 – Extent of demolition is substantial. The extent of demolition is acceptable, and the key consideration is safeguarding the original Category B listed Paisley Grammar school building.
Page 8
8 – Suitability of external finishing materials. External finishing materials are considered to be acceptable, and further detail will be south via appropriately worded planning condition where required. Please refer to the concurrent planning application 25/1024/PP for matters relating to the finishing materials associated with the new build elements. 9 – Design and Access Statement refers to a business centre use. The statement has been updated to remove reference to a business centre use. 10 – Heritage impact of internal subdivision requires more detailed justification. Matters relating to the heritage impact associated with the internal subdivision have been considered and assessed above. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant subject to conditions. Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That prior to any work being undertaken within the interior of the Category B listed building Paisley Grammar building, a detailed Conservation Method Statement shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The statement shall detail proposed treatment, retention, restoration and reuse of all internal fixtures and fittings that contribute to the special interest of the building including (but not limited to) embrasures, exposed timbers, woodwork and panelling, doors and architraves, plasterwork and cornicing, ceilings, floors and stonework. The statement shall also detail requirements for any additional internal fixtures and fittings including those related to insulation and ventilation requirements. All internal works shall thereafter be undertaken in strict accordance with the approved Conservation method Statement unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure all internal fixtures and fittings that contribute to the special interest are safeguarded as part of the conversion of the building. 2. That prior to the commencement of any works to the building, a window condition survey shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The survey shall detail the condition of all existing windows including proposals for retention and repair, details of any upgrades to the existing windows including secondary glazing, and details of all replacement windows demonstrating that all replacements shall match the existing regarding design, proportion, materials opening mechanism and finish. Only the works detailed in the approved survey shall thereafter be implemented on site unless otherwise agreed in writing by Renfrewshire Council as Planning Authority.
Page 9
Reason: To ensure existing windows are retained where possible, and that any replacements are of a suitable design in the interests of retaining the character and special interest of the building. 3. That prior to the commencement of any works to the building, a specification detailing the design of all new window openings shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall detail the design, proportion, materials opening mechanism and finish of all new window openings and shall also detail the stonework surrounding the new openings including provision for cills, architraves, surrounds and mullions. Only the windows and stonework detailed in the approved specification shall thereafter be implemented on site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that all new window openings and associated stonework are acceptable in the interests of retaining the character and special interest of the building. 4. That prior to the commencement of any works to the building, a plan and specification detailing a programme of stone cleaning, repair, stone indent, and replacement stonework for all external walls shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall include provision for the retention and reuse of stone removed to form new window openings and shall include details of the petrographic analysis for all new stone to ensure it is a suitable match for the building. Only the works detailed in the approved plan and specification shall thereafter be implemented on site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure all stonework repairs are undertaken in a manner that’s safeguards the character and special interest of the building. 5. That prior to the commencement of any works to the Category B listed building Paisley Grammar building, a specification of the slate to be used in any repair and reinstatement of the roof of the listed building shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Only the approved slate shall thereafter be used on site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that any new slate to be installed on the roof of the building is appropriate in the interests of safeguarding the character and special interest of the building. 6. That prior to the commencement of any works to the Category B listed building Paisley Grammar building, a specification detailing the installation of all new external fixtures shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall detail the design and location of all external fixtures including (but not limited to) vents, grills and ducting, air conditioning units, lighting, satellite dishes and micro renewable generating equipment, downpipes, soil vent pipes and rainwater goods. Only the external fixtures within the approved specification shall thereafter be installed at the site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure all external fixtures are sited appropriately in the interests of safeguarding the character and special interest of the building. 7. That prior to the occupation of any of the flats within the converted listed building hereby approved and unless otherwise agreed in writing by Renfrewshire Council as Planning Authority, all works to repair the boundary wall, gates and gate piers shall be undertaken in full. This shall include repainting all railings, repairing all stone coping, repainting and
Page 10
rehanging the gates at the Glasgow Road access, and undertaking repairs to the gate piers where required. Reason: To ensure boundary treatments are repaired and made good in the interests of safeguarding the character and special interest of the building. 8. Prior to the commencement of development, measures to secure the retained Category B listed Paisley Grammar building to prevent unauthorised access during the works to convert and alter the building to residential use shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. The approved measures shall thereafter be implemented on site for the duration of the works to convert and alter the building to residential use unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of protecting the Category B listed Paisley Grammar building Advisory Note(s) None. For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title Design and Access Statement March 2026 Pre-Application Consultation (PAC) Report April 2026 Planning Supporting Statement (School Conversion) 310 D Existing Building Ground Floor Plan as Proposed 954 D Window Embrasures and Timber Panelling 900 E Boundary Details 200 - Site Plan as Existing 202 G Site Plan as Proposed 207 D Long Elevation of site from Glasgow Road 214 A Site Plan as Proposed SUDS Strategy 215 - Site Plan as Proposed Road Alterations 304 - Existing Building Floor Plans as Existing Basement Plan 314 A Existing Building Basement Floor Plan as Proposed 410 B Section A:A as Proposed 411 A Section B:B as Proposed 412 A Section C:C as Proposed 510 C North and East Proposed Elevations 511 C South and West Proposed Elevations 955 A First Floor Plan Window Embrasures and Timber Panelling 956 A Second Floor Plan Window Embrasures and Timber Panelling 102 - Proposed AOV Central Hall
Page 11
311 B Existing Building First Floor Plan as Proposed 100 - Location Plan as Existing 300 - Existing Building Floor Plan as Existing Ground Floor Plan 301 - Existing Building Floor Plans as Existing First Floor Plan 302 - Existing Building Floor Plans as Existing Second Floor Plan 303 - Existing Building Floor Plans as Existing Roof Plan 312 - Existing Building Second Floor as Proposed 313 - Existing Building Roof Plan as Proposed 400 - Section A:A as Existing 401 - Section B:B as Existing 402 - Section C:C as Existing 500 - North and East Elevations as Existing 501 - South and West Elevations as Existing