F - 26-0046-LB - YMCA Building Conversion FINAL
Renfrewshire Council · 25 August 2026
Back to Planning and Climate Change Policy Board — 25 August 2026 and its agenda
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 26/0046/LB Application Type Listed Building Consent Proposal External and internal alterations associated with conversion of building Location 5 New Street, Paisley, PA1 1XU Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant G64 Trading 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=summary&keyVal=T9B4XMMWG3W00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the associated planning application is required to be determined by the Board because a viability assessment has been submitted in respect of the financial contribution requested by the Council’s Education/Children's Services department. Proposal This application seeks listed building consent for external and internal alterations associated with the change of use of a college/education facility (Class 10) to both business space (Class 4) and eight flats (sui generis) on New Street in Paisley. Externally, a new window opening would be formed at first floor level and an existing door opening would be enlarged at ground floor level on the New Street elevation. A fire escape would be partially removed from the rear elevation, with the two door openings that serve the fire escape partially infilled and replaced with windows. Seven rooflights would be installed on the pitched roof of a two-storey section of the building while glazing would also be installed on the rear gable elevation of this section of building as part of the formation of a 2- metre-deep enclosed terrace that would serve the associated flat. Internally, sections of existing wall would be removed and new partition walls installed across all floors of the building to allow the flats and business space to be formed. Existing door openings would also be infilled and new openings formed as part of the conversion. Either double glazed windows or secondary glazing as well as a mechanical ventilation system would also be installed to help mitigate external noise levels within the flats in line with the recommendations of the Noise Impact Assessment submitted in support of the associated planning application. Site Description The application site is located within both Paisley Town Centre and the Paisley Town Centre Conservation Area. The property fronts onto New Street to the west and is also bound by High Street to the north. A mixture of residential and commercial properties are found nearby, including existing commercial properties that are found in the ground floor portion of the building that fronts onto High Street. The B listed building was designed by Thomas Graham Abercrombie and dates from the early 20th Century. The three-storey sandstone building features an ornate front elevation that is visually prominent within the Town Centre due to its position of the corner of High
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Street and New Street. Along with the C-listed Liberal Club and row of four B-listed buildings that are found opposite, the exterior of the building makes a substantial contribution to the character of this section of the Paisley Town Cente Conservation Area. 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 principle of converting the building to residential, the level of amenity that would be afforded to occupants of the flats and the impact the works would have on both the Conservation Area and the listed building. Negotiated Improvements Following submission, changes have been made to the layout of flat 6 to secure the retention of a fireplace. Conditions will also ensure the materials used for the alterations are of an appropriate quality for use on a listed building and that the fabric of the building is adequately protected during the works. 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: 26/0047/PP Description: Change of use from former College/Education Facility (Class 10) to Business (Class 4) at ground floor and Residential comprising 8 flats (sui generis) at first, second and third floors alongside associated external alterations Decision: Permitted determination. Application No: 09/0351/LB Description: Internal alterations to listed building to form educational facility for music and drama. Decision: Grant subject to conditions Application No: 09/0350/PP Description: Change of use of class 11 assembly and leisure use to form class 10 educational facility for music and drama. Decision: Grant subject to conditions Application No: 98/1147/PP Description: Alterations to kitchen including erection of vent extract flue on rear elevation. Decision: Grant subject to conditions Application No: 98/1177/LB Description: Alterations to kitchen including installation of extract flue. Decision: Grant subject to conditions Application No: 98/0735/PP Description: Part change of use of kitchen to allow the sale of hot and cold snacks. Decision: Withdrawn Application No: 96/0077/LB
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Description: Erection of exterior sign. Decision: Grant subject to conditions Application No: 94/0485/LB Description: Internal alterations to toilet area. Decision: Grant Application No: 02/1197/LB Description: Internal refurbishment of certain areas within the building. Installation of a new lift which in turn requires the formation of a new opening at street level through the external wall. Required for disabled access into the building. Decision: Grant subject to conditions Application No: 02/1196/PP Description: Internal refurbishment of certain areas within building. Installation of a new lift which in turn requires the formation of a new opening at street level through the external wall. Required for disabled access into the building. Decision: Grant subject to conditions Consultations Historic Environment Scotland - no objection to the development. Historic Environment Scotland did however suggest minor alterations could be made to the proposal and recommend that further detail should be sought or conditions applied to help minimise the impact certain aspects of the development have on the architectural merit of the property. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. 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 and Cultural 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
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Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Planning Statement (Design and Access Statement) - sets out the applicant's justification for the development in respect of relevant planning policies and guidance. ▪ Heritage Statement - details the alterations that would be made to heritage features within the building and justifies why these changes are required to help return the building to active use. Planning Assessment The main issue that must be assessed in this report is the impact the development would have on the building's listed building status. The impact on both Paisley Town Centre and the Paisley Town Centre Conservation Area as well as the amenity that would be afforded to those who would live in the flats is assessed in the associated planning application (26/0047/PP). 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 occupation of listed buildings is the best way to secure their long-term future. Returning the building to active use is considered to be the best way to protect its historic and architectural merit in the long term. In particular, the reoccupation of the building would help preserve the ornate front elevation that is highly visible given the building occupies a prominent corner plot in Paisley Town Centre. The wider policy basis for converting the building to flats and business space is set out in the report of handling for the associated planning application (ref 26/0047/PP). To facilitate the return of the listed building to active use and realise other benefits such as town centre living it is accepted that alterations are required. The current condition of the interior of the building is also acknowledged. Original features have been lost and non-sympathetic alterations have been made to many of the rooms in a piecemeal fashion over the years. The alterations proposed by the current applicant are made within this context. The individual external and internal alterations that are required to allow the conversion to take place are considered below: External Alterations The new window on the New Street elevation would be the same size as, and would mirror the location of, an existing window found 6.5 metres to the right when viewed from street level. The symmetry is welcome and there are no concerns in respect of appearance or fenestration. An existing door opening on the New Street elevation that would sever the business space would be widened from 0.9 metres to 1.6 metres while its height would increase from 1.7 metres to 2 metres. A new door would be installed in the enlarged opening. The dimensions of the opening would not substantially change, the door would remain subordinate to the
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main New Street entrance that would be used to access the flats and the alteration would raise no concerns in respect of fenestration. Historic Environment Scotland questioned whether it would be possible to provide access to the business space via the main New Street entrance. If that was not possible, they advised that any new door should respect the existing door in respect of proportions, detailing and quality. However, separating out the residential and business elements of the development via the use of separate entrances would be beneficial to residential amenity in that it would avoid employees and customers having access to residential areas of the building. Keeping the proportions of the opening the same is also not desirable as an enlarged opening would help make the presence of the business space more obvious from the street. In turn, this would help ensure the business space, and therefore the listed building, is occupied and in active use. On balance, the enlargement of the opening and installation of a new door is considered acceptable and it is not considered that the architectural merit of the building would be harmed by the alteration. The rooflights would not be visible from the streetscape and numerous rooflights are already found across the building. The formation of the enclosed terrace and the installation of the associated glazing would provide amenity space and natural light for the occupants of flat 1. The front elevation would not be impacted by these works while the gable elevation that would be impacted is finished in facing brick as opposed to more ornate sandstone. The removal of the fire escape would simplify and improve the external appearance of this section of building while partially infilling the door openings that would remain and installing windows again raises no concerns in respect of design or fenestration. The Noise Impact Assessment submitted in support of the planning application requires the installation of either double glazing or secondary glazing and a mechanical ventilation system to reduce internal noise levels and ensure an appropriate level of residential amenity is provided for the occupants of the flats. Policy 23 e) of NPF4 requires the developer to install measures to mitigate the impact of nearby noise sources. The installation of new glazing and a mechanical ventilation system is therefore accepted as a means to achieve an adequate level of residential amenity and help secure the return of the building to active use. The new glazing would also help reduce greenhouse gas emissions and lower the cost of heating the building. The installation of secondary glazing would be the preferred option as it would retain the existing windows in line with the recommendations of Historic Environment Scotland's guidance on windows but it is acknowledged that several existing windows are in poor condition. It is therefore accepted that, if required, sensitively designed double glazing units can be installed across the property to help provide an appropriate level of amenity for occupants. While the above external alterations are all acceptable, full details of the design of the glazing, doors and rooflights to be installed has not been provided. A condition can therefore be added to ensure full details are provided prior to the commencement of development to ensure the materials used are acceptable for use on a listed building. A condition can also be added to ensure the fabric of the building is adequately protected during the works. Internal Alterations Sections of existing wall would be removed and partition walls would be installed to create the business floorspace and rooms within the flats. Existing door openings would also be infilled and new openings formed as part of the conversion. Historic Environment Scotland's consultation response states that on balance they accept the principle of subdividing the existing rooms, provided the Council are content that a non- domestic use that retains the proportions of existing rooms is unlikely to be found. As the
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building has been vacant for several years and no alternative proposals have been put to the Planning Authority in that time it is accepted that an alternative non-domestic use is unlikely to be found. The granting of this application would not prevent an alternative proposal coming forward in the future prior to the implementation of this consent. It is also acknowledged that rooms within the building have already been subdivided to form utility space and toilet facilities in a way that erodes the original subdivision of space. The proposed subdivision of space within the residential element of the development works with the existing subdivision of space and would not require the removal of significant sections of wall, with the flats largely formed within the footprint of existing rooms. This is reflected in the variety of flat sizes proposed, with it acknowledged that the applicant could have proposed a larger number of flats that would have required the removal of more internal walls and the loss of more original features in a way that reduces the architectural quality of the building. The final subdivision of the business space is not known as this is dependent on the end user(s) and their requirements. An indicative layout submitted by the applicant showing nine small units with a maximum footprint of approximately 40 square metres would however be acceptable. Within the context of helping to facilitate the return of a heritage asset back into active use it is considered proportionate and reasonable to add a condition requiring details of the final subdivision and layout of the business floorspace to be provided prior to the commencement of development. This would help ensure any features of architectural merit are preserved. Historic Environment Scotland also queried the impact the subdivision of the building would have on decorative features such as cornicing, wooden panelling and a fireplace. Following discussions between the applicant and the Planning Authority amendments have been made to the layout of flat 6 to allow for the retention of the ornate fireplace in line with the recommendations of Historic Environment Scotland. A condition can also be added to ensure details of the extent of features such as cornicing and wooden panelling that would be retained, as well as how they would be protected, is provided prior to the commencement of development. In line with comments from Historic Environment Scotland, a condition can also be added to ensure any insulation that needs to be added to the roof space in flat 1 does not detract from the appearance of existing timber roof trusses. Given the above and subject to the aforementioned conditions, the proposed internal alterations are considered acceptable. The subdivision of the internal space would not unactable harm the architectural merit of the building and is necessary to help secure the return of the building to active use. Overall, the proposed internal and external alterations would not harm the special architectural or historic merit of the building, in particular its ornate front elevation, and would help facilitate its reoccupation. The alterations would also have no impact on the adjoining A listed building at 7 High Street. Representations No representations were received. 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. Listed building consent should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions
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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. Prior to the commencement of development, a Conservation Method Statement shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The statement shall detail the 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) exposed timbers, woodwork and panelling, doors and architraves, plasterwork and cornicing, fireplaces, 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 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. Prior to the commencement of development, 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 (unless otherwise agreed in writing with Renfrewshire Council as Planning Authority). Only the works detailed in the approved survey shall thereafter be implemented on site. 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. Prior to the commencement of development, a specification detailing the design of all new window openings, door openings and the enclosed terrace 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, door openings and the enclosed terrace and shall also detail the stonework surrounding the new openings including provision for cills, architraves, surrounds and mullions where relevant. Only the window openings, door openings and the enclosed terrace detailed in the approved specification shall thereafter be implemented on site. Reason: To ensure that all new openings, the enclosed terrace and associated stonework are acceptable in the interests of retaining the character and special interest of the building. 4. Prior to the commencement of development, 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,
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grills and ducting, air conditioning units, lighting, satellite dishes and micro renewable generating equipment. Only the external fixtures within the approved specification shall thereafter be installed at the site. Reason: To ensure all external fixtures are sited appropriately in the interests of safeguarding the character and special interest of the building. 5. Prior to the commencement of development, a plan detailing the final subdivision of the area of business floorspace shown on approved drawing SK-P-01 (Rev A) shall be submitted for the written approval of Renfrewshire Council as Planning Authority Thereafter, the space shall be subdivided in accordance with the details approved unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To safeguard the historic and architectural merit of the listed building. 6. Prior to the commencement of development, full details of the design of the proposed outdoor amenity space shown on approved drawing SK-P-02 shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the outdoor amenity space shall be completed as per the approved plans unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To safeguard the historic and architectural merit of the listed building. Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title LOC-01 Location Plan EX-E-01 Existing Elevations EX-P-01 Existing Plan – Ground EX-P-02 Existing Plan – First EX-P-03 Existing Plan – Second SK-E-01 Proposed Elevations SK-P-01 A Proposed Plan – Ground SK-P-02 A Proposed Plan – First SK-P-03 A Proposed Plan – Second For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk