I - 26-0513-LB 15 Church Street Kilbarchan 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 26/0513/LB Application Type Listed Building Consent Proposal Demolition of derelict outbuilding to rear of dwellinghouse Location 15 Church Street, Kilbarchan, Johnstone Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Kilbarchan Community Council Applicant Mr A Todd Recommendation Grant 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=THHI6FMWJXD00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. 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 an standalone outbuilding associated with a Category C listed building situated within the Kilbarchan Conservation Area. Proposal This application seeks consent for the demolition of a derelict outbuilding to the rear of a dwellinghouse. The proposal would include the demolition of a derelict outbuilding to the rear of a Category C listed building. This application is associated with recently granted applications for Planning Permission (26/0319/PP) and Listed Building Consent (26/0320/LB) for internal and external works to restore the main dwellinghouse which did not cover the demolition of the outbuilding. Site Description The application site is located within a residential area, with the property fronting onto a road to the west. The applicant property adjoins another dwelling to the north with which it shares its Category C listed status and another dwelling to the south. To the west, the rear garden of the property backs onto wooded land. The applicant property is a Category C listed mid-terrace two-storey and attic dwellinghouse with harled sandstone exterior, a recently renewed slated roof, and crow-stepped south gable. The rear of the property is characterised by a central turret staircase and the ruins of an outbuilding to the south portion of the garden. The remains of the outbuilding consist primarily of a stone outer wall which rises to a maximum height 1.5 metres, with the exception of an approximately 2-metre-high built-up section featuring a doorway/opening with an intact lintel on the west elevation, and the structure of the boundary wall to the south which appears to form part of the ruined building. The length of the outbuilding (west to east) is approximately 5 metres and the width approximately 6.3 metres. The outbuilding is situated among overgrowth and is filled and surrounded by debris and materials which appear to have accumulated over a significant length of time.
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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 took place following the granting of Planning Permission (26/0319/PP) and Listed Building Consent (26/0320/LB) where it was agreed that whilst the outbuilding is not explicitly referred to in the Category C listing schedule for the property, for its demolition an application for Listed Building Consent should be submitted as a precautionary approach. Negotiated Improvements No changes have been negotiated. 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: 26/0319/PP Description: External alterations to front and rear elevation of dwellinghouse comprising of installation of replacement windows and new rooflights, refurbishment and repairing of existing windows, doors, rainwater goods, repair and maintenance of stonework. Decision: Grant subject to conditions. Application No: 26/0320/LB Description: External alterations to front and rear elevation of dwellinghouse comprising of installation of replacement windows and new rooflights, refurbishment and repairing of existing windows, doors, rainwater goods, repair and maintenance of stonework alongside associated internal alterations to dwellinghouse. Decision: Grant. Consultations ▪ Historic Environment Scotland - No comment. 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
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Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan 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 ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance - Demolition of Listed Buildings Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, paragraph 4(c), (i) to (iv) of the Development Management Regulations. The following reports and assessments were submitted in support of the application: ▪ Condition Report - detailing the condition of the outbuilding. ▪ Design Statement - providing context and justification for demolition. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. 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. In this respect, Policy 7 of NPF4, Policy ENV3 of the Adopted Renfrewshire Local Development Plan (2021) and Historic Environment Scotland's policy statement support the protection of listed buildings and their sensitive restoration, maintenance and management, while the Renfrewshire New Development Supplementary Guidance (2022) and Historic Environment Scotland "Managing Change in the Historic Environment" guidance notes, specifically the 'Demolition of Listed Buildings' guide, provide additional criteria.
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The main issues in respect to this application and the mentioned guidance is the condition of the outbuilding, the extent to which it contributes to the Category C status of the main dwellinghouse, and what impact demolition would have on the overall historical setting. It is noted from the provided Condition Report, Design Statement and from observations during the officer site visit that the outbuilding is in a ruinous state and likely has been for some time. Apart from the boundary wall to the south which may have been part of the structure, the remaining walls are below 1.5 metres in height, with the exception of one built up section with a doorway with an intact lintel. With this in mind, it is clear that the building complies with Supplementary Guidance supporting Renfrewshire Local Development Plan Policy ENV3, which advises that the demolition of Listed Buildings is permissible if the building is 'incapable of repair', a consideration also covered in Policy 7 of NPF4. It is therefore considered that this application complies with the condition aspect of these policies. In terms of the historical significance of the building and its overall contribution to the setting of the main dwellinghouse and associated Category C listing, Historic Environment Scotland provides guidance on how to consider the demolition of structures within the curtilage of a listed building in their Demolition of Listed Buildings guidance. While the outbuilding is not mentioned in the listed building entry (ref. LB12785), HES guidance states that in such cases the decision to demolish should be based primarily on their contribution to the 'character, appreciation or understanding of the main subject of the listing'. It is relevant to highlight that the main dwellinghouse is currently undergoing restoration as permitted by the applications for Planning Permission (26/0319/PP) and Listed Building Consent (26/0320/LB) mentioned earlier in this report. These internal and external works will bring the dwellinghouse back into use, and in particular enhance the standing of the terraced property in respect of its position within the Kilbarchan Conservation Area and in its setting on the historic Church Street. In contrast, the outbuilding is positioned to the rear of the terrace property and on historic maps is either absent or undesignated in its use or significance. It is therefore considered, in line with HES guidance, that the demolition of the outbuilding would not have a detrimental effect on the overall character or historic significance of the main building in the listing. Representations No representations were received. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation(s) and any associated legal agreement(s) and/or mechanism(s) required to secure them including those provisions under The Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development. None. 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. Recommendation Grant. Reason(s) for Recommendation
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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. None. Advisory Note(s) 1. The applicant should have regard to the recommendations put forward by West of Scotland Archaeological Service in response to the associated application for Planning Permission (26/0319/PP). It is encouraged that the demolition of the outhouse and any other works to the rear be done in line with their recommendation for a historic building record and archaeological watching brief. More information and guidance can be found with WoSAS at www.wosas.net For further information please contact Joseph Ashmore, Development Standards Team, Email: joseph.ashmore@renfrewshire.gov.uk