2 - 24-0801-LB - Lawn Street Conversion
Renfrewshire Council · 20 May 2025
Back to Planning and Climate Change Policy Board — 20 May 2025 and its agenda
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 24/0801/LB Application Type Listed Building Consent Proposal Demolition of rear hall, erection of rear extension and conversion of front building to form 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=SMMXMCMWLN000 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, it is because the application involves the part demolition of a listed building. Proposal This application seeks listed building consent for the part demolition of the Paisley Abbey Halls building on Lawn Street, Paisley. 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. The demolition and subsequent extension would enable the property to be converted into three flats, 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 of the property. Alterations to the internal layout of the original building would be made to allow the conversion. The applicant also proposes to replace a window on the front elevation with louvres, install replacement windows across the property, install a replacement rooflight on the rear roof plane and renew the roof. 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. 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.
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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: 24/0800/PP Description: Demotion of rear hall, erection of two storey rear extension, conversion of building to form 3 residential units and associated external alterations Decision: Pending Decision Consultations ▪ Historic Environment Scotland - no objection. 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 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. 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
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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. Demolition and Extension The rear portion of the building is of a standard rectangular shape, is finished in render and facing brick and has a dual pitched slate roof. The poor condition of the structure is visible upon inspection of the exterior, with the applicant advising that internal repairs are also required. The applicant also advises that as the market for paying lets has shrunk in recent years it is not economically viable to repair the building for use as an activity hall. The demolition of the hall would have a limited impact on the overall architectural merit of the property as the ornate front portion would remain unaffected. On balance, it is considered that the demolition of the hall is acceptable given the economic situation and the fact that the part demolition would enable the wider restoration and reuse of the building. A condition can be added to ensure the exterior sections of the rear elevation that would be exposed following demolition are restored in a manner that is appropriate for a listed building. 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 be proportionate in scale to the remaining portion of the building and would not result in the overdevelopment of the plot. The extension would not be highly visible within the streetscape and would not impact the ornate principal elevation of the property. The design of the extension would mirror that of newbuild flats found nearby. An area of private garden ground would be provided for each flat. A condition can be added to ensure full details of all hard and soft landscaping as well as all fencing is provided prior to works starting on site. The internal alterations largely comprise of the creation and infilling of door openings and the removal and erection of sections of wall to enable the flats to be formed. The work would have minimal impact on the overall character of the listed building, with it also noted that various piecemeal additions have reduced the quality of the interior of the building. The fireplace that would be removed is not ornate and contributes little to the overall architectural merit of the interior. The internal alterations are therefore considered acceptable given they would have minimal impact of the historic importance of the building and would help enable it to return to active use. External Alterations While guidance from Historic Environment Scotland encourages the retention and repair of existing windows and rooflights, it also acknowledges that in some circumstances it is necessary to replace them. In this instance, 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. Furthermore, a condition on the associated planning application requires the installation of glazing that reduces internal noise levels. The replacement windows would be timber framed, double glazed units that closely mirror the style, opening mechanism and colour of the existing frames. The rooflight that would be
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installed would be conservation style. However, full details of the windows and rooflight that are to be installed have not been provided. It is therefore considered appropriate to add a condition requesting that this information is provided prior to installation. A window on the front elevation would be replaced with louvres. The impact this change would have on the overall appearance of the listed building would be minimal and would 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. Finally, the roof would be stripped back, repaired and re-roofed with slates found on the existing building. A condition can be added to ensure any additional slates that may be required are in keeping with the existing slates to protect the architectural merit of the property. Historic Environment Scotland have echoed the above assessment, accepting that the front portion of the building is the most significant from an architectural perspective and that the package of works would help facilitate its reuse and longer-term survival. 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. 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. 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, 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. 2. 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. 3. Full details of any new slate to be used on the building shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved slate shall be used.
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Reason: To safeguard the character of the Listed Building. 4. Prior to the demolition of the hall, details of the materials that will be used to repair the fabric of the property exposed following demolition shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved materials shall be used. Reason: To safeguard the character of the Listed Building. 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