1 - 24-0800-PP - Lawn Street Conversion
Renfrewshire Council · 20 May 2025
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 24/0800/PP Application Type Planning Permission (Local) Proposal Demotion of rear hall, erection of two storey rear extension, conversion of building to form 3 residential units and associated external alterations. Location 19 Lawn Street, Paisley, PA1 1HD Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant The Kirk Session of Paisley Abbey 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=SMMXLTMWLMW00 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, the application requires to be considered and determined by board as a result of proposed demolition to part of a listed building. Proposal This application seeks planning permission for the erection of a two-storey extension to the rear of the Paisley Abbey Halls building on Lawn Street, Paisley. The extension would enable the building to be converted into three flats, with the applicant also proposing to make associated external alterations to the property. The existing rear portion of the building, which is used as an activity hall, would be demolished and replaced with a two-storey extension that would measure approximately 9.3 metres in depth by 7.3 metres in width. The structure would have a flat roof that would measure 7.2 metres in height to the tallest point. Three flats would be formed across the existing building and the extension, with one on the ground floor and two on the first floor. Private garden ground for each of the three flats would be formed to the rear. In terms of external alterations, the applicant proposes to replace a window on the front elevation with louvres, install replacement windows across the property and install a replacement rooflight on the rear roof plane. The applicant also proposes to renew the roof using slate and replace existing cast iron rainwater goods on a like for like basis. This work is considered to constitute permitted development and, as such, is not assessed in this report. Site Description The application site is located within Paisley Town Centre and fronts a road to the east. A mixture of residential and commercial properties are found nearby.
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The C listed building was designed by Thomas Graham Abercrombie and dates from the late 19th Century. The two-storey sandstone building features an ornate front elevation while a more basic brick building, currently used as an activity hall, projects from the rear. 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. No pre-application discussions have taken place. 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: 24/0801/LB Description: Demolition of rear hall, erection of rear extension and conversion of front building to form residential units and associated external alterations Decision: Pending Decision Consultations ▪ West Of Scotland Archaeology Service - no objection subject to condition requiring an archaeological watching brief. ▪ Environment, Housing & Infrastructure (Env. Protection) - no objection subject to a condition relating to the installation of glazing that would reduce internal noise to an acceptable level. ▪ Chief Executive's Service (Roads Development) - no objection subject to provision of cycle storage. ▪ The Mining Remediation Authority - no objection following the submission and review of a Coal Mining Risk Assessment. ▪ Children’s Services - no contribution required with regard to the impact of the development on the education estate. 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:
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National Planning Framework 4 ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 13 - Sustainable transport ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 27 - City, town, local and commercial centres Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy C1 - Renfrewshire's Network of Centres ▪ Policy P1 - Renfrewshire's Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Centres Strategy - Strategic Centres and Core Town Centres ▪ Delivering the Places Strategy - Re-Use/Redevelopment of Institutional Premises Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Supporting Statement - sets out the applicant's justification for the proposal. 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 main issues that must be assessed in this application are the impact the development would have on Paisley Town Centre and those who live nearby as well as the amenity afforded to those who would live in the flats. The impact the proposal would have on the listed building will be considered in the associated Listed Building Consent application (24/0801/LB). In terms of the impact on Paisley Town Centre, Policy C1 of the Local Development Plan states that development that enhances centres in line with their role within the Network of Centres will be supported provided it is compatible with existing uses. Policy P1 of the Local Development Plan supports development that is compatible with, and complimentary to, the existing built environment while the associated Supplementary Guidance supports the re-use of institutional premises. Similarly, Policy 27 of NPF4 provides support for residential developments in Town Centres, including the conversion of vacant premises to housing. Residential properties are found to the north, south and west of the application site so the proposal would not introduce a new use into the area while the flats would not have a negative impact on any commercial uses that are found nearby. In line with Policy 15 of
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NPF4, the provision of additional residential accommodation would help support existing facilities and services within Paisley Town Centre. The two-storey extension would have a flat roof with aluminium coping, would be finished in buff facing brick and would feature grey framed windows and doors. The extension would not be highly visible within the streetscape given its location at the rear of the property and would compliment the design of nearby newbuild flats. Although the proposal involves the part demolition of a listed building, the portion of the property that is to be demolished is in poor condition and is not as ornate as the section that fronts onto Lawn Street. The demolition of the hall to the rear and erection of the extension would therefore help improve the visual amenity of the area as well as allowing the front portion of the building to be brought back into active use. An area of private garden ground would be provided for each flat, with the amount of space acceptable for a town centre location. A condition can be added to ensure full details of all hard and soft landscaping as well as all fencing is provided prior to work starting on site. In terms of privacy, the nearest window on a property to the north would be approximately 20 metres away while the nearest window on the commercial properties to the east would be 13 metres away. The windows on the rear elevation of the extension would be 17 metres from the nearest window on the flats to the west. An existing boundary wall would screen the ground floor openings on the southern side elevation from nearby properties. Although the first-floor openings on the southern elevation would introduce a new view into the rear curtilage of the residential properties to the south, the overlooking experienced would be minimal and would be in line with what is to be expected in a town centre location. Overall, the level of privacy afforded to residents of the development and the impact on the privacy of those living nearby is considered acceptable. Environment, Housing & Infrastructure (Env. Protection) have not raised any concerns in relation to smell or natural light. They have, however, requested that the glazing installed within bedrooms and living rooms should reduce internal noise levels to no more than 40dB in the daytime and 30dB at night. A condition can be added to ensure this is in place prior to the units being occupied. Children’s Services have confirmed that no contribution is required in respect of the impact the development would have on the school estate. In line with Policy 13 of NPF4, the Town Centre location means those living within the flats would be well served by existing public transport and active travel links. Dedicated parking spaces are therefore not required. Roads Development have asked for secure covered cycle storage to be provided for each of the units. A condition can be added to ensure this is in place prior to the units being occupation. Space to store bins would be found on the ground floor of the property. The window that currently serves the room where the bins would be stored would be replaced with louvres. The impact the change would have on the overall appearance of the listed building would be minimal and would ultimately help allow the building to be brought back into active use. A condition can be added to ensure the appearance of the louvres is appropriate for a listed building. Following the submission of a Coal Mining Risk Assessment, the Mining Remediation Authority have no objection to the proposal while environmental health have not raised any
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concerns in respect of contaminated land. The site is therefore deemed to be safe for the proposed new use in line with the requirements of Policy 9 of NPF4. The West of Scotland Archaeology Service have requested a condition be added requiring the implementation of an archaeological watching brief during all ground disturbance. A condition can be added to ensure this is place to the satisfaction of the Archaeological Service prior to works commencing. In terms of the replacement windows and rooflight, the applicant has advised that the existing single glazed windows are in poor condition, with the frames rotting and some of the panes of glass beginning to come loose. Installing new double glazed units would therefore help improve the energy efficiency of the building, in line with Policies 1 and 2 of NPF4, and would help bring the property back into active use. New windows for several rooms are also necessitated by the condition relating to internal noise levels requested by Environmental Protection. The installation of new windows is therefore considered acceptable, with it possible to add a condition requiring full details of each frame to be provided prior to installation to ensure the design is appropriate. Overall, the proposal complies with Policies C1 and P1 of the Local Development Plan and the associated Supplementary Guidance, as well as Policy 27 of NPF4, in that it would enhance Paisley Town Centre and provide an acceptable level of amenity for residents without disturbing existing uses. In addition, the proposal is considered to comply with Policy 9 of NPF4 in that it would result in the restoration and reuse of a vacant building. Representations No representations were received. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation which is required to be entered into under Section 75 of 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. 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 the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019.
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2. Prior to the occupation of the first unit, full details of the secure covered cycle store provision for each of the flats shall be submitted to, and approved by, the Planning Authority. Thereafter the cycle store provision shall be implemented as approved. Reason: To ensure appropriate cycle storage is provided for the development. 3. Prior to the commencement of development, full details of all windows and rooflights to be installed shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved windows and rooflights shall be used. Reason: To safeguard the character of the Listed Building. 4. All glazing installed within bedrooms and living rooms shall reduce internal noise levels, with windows closed, to no more than 40dB during the daytime and 30dB at night-time, measured as LAeq,T. Reason: In the interests of residential amenity. 5. Prior to the commencement of development, full details of the louvres to be installed shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved louvres shall be used. Reason: To safeguard the character of the Listed Building. 6. Prior to the commencement of development, a scheme of landscaping shall be submitted to, and approved by, the Planning Authority. The scheme shall include: (a) full details of all hard and soft landscaping (b) full details of all boundary treatments (c) details of the phasing of these works The approved landscaping scheme shall thereafter be implemented in the first planting season and seeding seasons following the completion of the development, unless otherwise agreed in writing with the Planning Authority. Reason: To safeguard the character of the Listed Building and in the interests of residential amenity. 7. The developer shall secure the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences. Reason: To ensure that any archaeological remains which may be disturbed can be identified, excavated and recorded.
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Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title EX01 Site Location Plan EX04 Existing Block Plan EX05 Existing Ground Plan EX06 Existing First Plan EX07 Existing Roof Plan EX10 Existing Sections EX20 Existing East Elevation EX21 Existing Elevations 2 PR02 Ground Downtakings PR03 First Downtakings PR04 Proposed Block Plan PR05 Proposed Ground Plan PR06 Proposed First Plan PR07 Proposed Roof Plan PR10 Proposed Sections PR11 Proposed Sections 2 PR20 Proposed East Elevation PR21 Proposed West Elevation For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk