3 - 24-0829-LB St Joseph's LB Demolition
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 24/0829/LB Application Type Listed Building Consent Proposal Demolition of Category C Listed, former dormitory building. Location St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Graisley Investments 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=SNHYD2MWLYP00 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 a category C listed building. Proposal This application seeks Listed Building Consent for the demolition of a Category C listed building, 'the dormitory building', located within the former St Joseph's College Missionary site, which until its closure in 2005 operated as a Care Home. The principal reason for seeking the demolition of the dormitory building is due to its poor condition. Structural surveys undertaken conclude that the dormitory building is a dangerous building, and economic repair is not viable. The building is described in its listing as an 8 bay, 3 storey, rectangular-plan hospital ward block of plain Art-Deco style built in 1936 as a later addition to the site. The frontage of the rectangular block remains along with a later addition of a stairwell/lift shaft which is conventional and utilitarian in its appearance. Rear elements of the building have fallen away, with the rubble remaining as mounds to the rear of the building leaving internal areas exposed. This application constitutes a second request for listed building consent for the demolition of this dormitory building. Listed building consent for its demolition was previously granted by the Planning and Climate Change Policy Board in January 2022 (Reference: 20/0813/LB) however, that consent has now expired. In this regard, this current application for listed building consent is to effectively renew that consent. Additionally, both planning permission (reference: 23/0565/PP) and listed building consent (reference: 23/0566/LB) for the residential redevelopment of the application site and wider site, including the renovation and conversion of the Category C listed chapel into residential flats, were granted, subject to conditions, by Planning and Climate Change Board in November 2024. In this context, this application for listed building consent would also in part facilitate the already approved redevelopment of the site. Site Description
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The application site extends to approximately 0.89 hectares and is located on the southwestern edge of Lochwinnoch. Immediately to the north, the application site is bounded by a series of single storey buildings forming the Forest View Primary School beyond which Corsefield Road links back to Lochwinnoch. Further to the northeast there is an area of open land which is subject of a planning application for a residential development (Reference: 24/0892/PP). To the east are landscaped grounds under the ownership of the applicant which extend to the A760 Kilbirnie Road and comprise mature woodland and shrub planting. To the south is an area of open land, also under the ownership of the applicant which extends to Auchenhean Road. The site lies within the southern boundary of the Clyde Muirshiel Regional Park. 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. However, this application for Listed Building Consent follows a previous listed building consent in which consent for the demolition of the building was granted. Since then and as previously outlined, planning permission and listed building consent have also been granted for the residential redevelopment of both the site and the wider surrounding area. 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: 23/0565/PP Description: Erection of 25 retirement flats with communal facilities and the conversion of the chapel into 5 retirement flats with associated roads, parking and landscaping. Decision: Grant subject to conditions Application No: 23/0566/LB Description: Alterations and conversion of former chapel building to form 5 retirement flats. Decision: Grant subject to conditions Application No: 20/0813/LB Description: Demolition of C listed dormitory block. Decision: Grant subject to conditions Application No: 13/0007/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. (amendment to Condition No. 1 of 07/0724/PP to extend the time period of consent). Decision: Withdrawn Application No: 13/0011/LB Description: Vary condition one of previous application 07/0724/PP to extend the time period of consent.
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Decision: Withdrawn Application No: 07/0725/LB Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. Decision: Grant subject to conditions Application No: 07/0724/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. Decision: Grant subject to conditions Application No: 95/0509/PP Description: Erection of new office buildings. Decision: Grant subject to conditions Application No: 94/0838/LB Description: Subdivision of existing multi bedrooms and wards to form single bedrooms. Decision: Withdrawn Application No: 03/0709/PP Description: Construction of a 7/8 bedroom residential care home, extension to existing access and formation of parking. Decision: Grant subject to conditions Application No: 02/0905/PP Description: Demolition of existing wing of nursing home and erection of new building to form extension to existing nursing home. Decision: Grant subject to conditions Consultations ▪ Historic Environment Scotland – Highlight the special interest of the building and the potential opportunities for reuse but advise that in overall terms the proposals do not raise historic environment issues of national significance. They conclude that they have no objection to the proposal. 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
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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 ▪ New Development Supplementary Guidance ▪ Delivering the Environment Strategy: Built Heritage Material considerations: ▪ Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) and associated "Managing Change in the Historic Environment" guidance note on demolition. Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Statement of Justification for Demolition – This was prepared by Convery Prenty Shields Architects Ltd who are the agent for this listed building consent application. This report provides information to demonstrate that the building is not of special interest; the building is capable of repair; that its repair is not economically viable and has been marketed for a reasonable period and that; its demolition is essential to delivering significant benefits to economic growth and the wider community. ▪ Dormitory Inspection Report – This was prepared by Goodman Associates who are a civil and structural engineering consulting firm. The report comprises of an assessment of buildings ongoing structural condition and includes supporting photograph records with annotations, recommendations and conclusions based on the inspections undertaken. 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 In the case of applications for the demolition of listed buildings the Historic Environment Scotland Policy Statement states that no listed building should be demolished unless it can be clearly demonstrated that every effort has been made to retain it. Historic Environmental Scotland's Policy sets out that Planning Authorities should only approve such applications where they are satisfied that: (a) The building is not of special interest; or
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(b) The building is incapable of repair; or (c) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community; or (d) The repair of the building is not economically viable and that it has been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period. These four tests are re-stated in Renfrewshire Council's New Development Supplementary Guidance. Historic Environmental Scotland's Policy Statement and the New Development Supplementary Guidance requires that only one of these four tests be satisfied. When the proposed demolition is assessed against these requirements the following conclusions can be made: (a) The building is not of special interest. The dormitory building is different in character to the main buildings which were on this site, which comprised Garthland Mansion House and the chapel building built in 1943. It is the largest structure on the site and the building now stands alone after the demolition of Garthland House due to its structural condition. It is considered that the building does not contribute to the original grouping or setting and does not relate well to the chapel building which remains on site. The renovation that would be required to bring this unit back into use would essentially amount to re-build. Historic Environment Scotland have considered the condition and the character and appearance of the building along with the likely costs of a meaningful restoration, and whilst they highlight the special interest of the building and the potential opportunities for reuse, they ultimately conclude that this proposal does not raise any significant historic environment issues and that on this basis they do not raise an objection to the proposal. Having regard to the evidence submitted in support of this application, together with the overall position of Historic Environment Scotland, it is considered that test (a) is satisfactorily met as the building, in its current condition, is not regarded as being of special interest in its own or as a contributory element to the remaining grouping. (b) The building is incapable of repair. Reports have been submitted alongside the application which seek to demonstrate that the repair works required would be so invasive that any architectural character left in this building would be lost. The building is in very poor condition and is not accessible for internal inspection. The justification report submitted in support of the application states that the last inspection carried out internally in 2006 revealed extensive dry and wet rot and evidence of significant water ingress. External inspection also identified significant degradation of stonework with exposed wall heads and deterioration of metal casement windows. Reports also highlight
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major structural inadequacies and defects due to years of vacancy, general neglect, vandalism, and weathering. The submitted reports evidence that the building is incapable of repair and conversion. Having regard to the evidence submitted in support of this application, together with the overall position of Historic Environment Scotland, it is considered that test (b) is satisfactorily met. (c) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community. Regarding benefits to the wider community, it is recognised that the building in its current condition, detracts from the visual quality of the immediate environment and potentially presents safety concerns in terms of accesibility. Furthermore, the area surrounding the site forms part of a regularly used route for local residents, including dog walkers. The demolition of the building and its replacement with an appropriate residential scheme, as approved in 2024, (reference: 23/0565/PP and reference: 23/0566/LB) would significantly enhance the visual amenity of the immediate area, support the renovation and redevelopment of the Category C listed chapel, the only remaining listed building on the wider site of significant architectural quality, considered capable of beneficial use, and facilitate the comprehensive redevelopment of the St Joseph's site as a whole. This would include the refurbishment and renovation of the structures around the elevated walled garden which forms an integral component of the broader redevelopment proposal. Historic Environment Scotland and Renfrewshire Council policies and guidance require that cognisance is taken of the importance of the building to the character or appearance of the area, and of proposals for the future of the cleared site. The approved residential redevelopment proposal for the site demonstrates a high standard of design, with due consideration given to the character of the local built and natural environment and the setting of the chapel building. Given the above, the demolition of this listed building is required to facilitate the redevelopment of the site which has already been approved by the Planning and Climate Change Policy Board. On this basis test (c) has therefore been met. A condition can be added to any grant of listed building consent that it will require to be demonstrated that signed and binding contracts are in place to secure the redevelopment of the site following demolition. (d) The repair of the building is not economically viable and that it has been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period Historic Scotland's Managing Change Guidance Note acknowledges that consent may be granted for the demolition of a listed building that is capable of repair but where the costs of doing so mean that its repair would not be viable. The supporting information includes viability appraisals and addresses the condition of the building. Permission was granted for the re-development of the original Garthland House and Dormitory block in 2007. However, shortly after consent was granted the economic environment for residential development became unfavourable due to the global financial
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crash of 2008. In the subsequent period, the deterioration in the condition of the building, further eroded the economic viability. The justification report and Dormitory Inspection Report concludes that the dormitory building is in a poor state of repair and that renovation is not viable. Given that the building is considered to be incapable of repair and there is evidence provided in the supporting documents to demonstrate that associated costs are prohibitive, it is concluded that the building is not economically viable to retain or restore. It is considered that the evidence that accompanies this application demonstrates that test (d) has therefore also been met. Conclusion It has been demonstrated through the accompanying supporting information that all potential scenarios for restoration have been appropriately considered and that an alternative scheme for the resultant cleared site has been approved. Due weight is also given to the planning history to the site including the previous Listed Building Consent granted for the removal of the same dormitory building and the subsequent Planning Permission and Listed Building Consent application for the redevelopment of the site which will be facilitated by this proposal. The proposal accords with the relevant provisions of the Adopted Renfrewshire Local Development Plan and Scottish Historic Environment Policy Statement as sufficient evidence has been provided to satisfy the relevant tests in relation to demolition of listed buildings and it has been demonstrated that St Joseph's dormitory building is beyond viable conversion, refurbishment, or reuse. 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 demolition works taking place, details and evidence demonstrating that signed and binding contracts are in place to secure the redevelopment of the site immediately following demolition shall be submitted and approved in writing by the Planning Authority. Reason: In the interest of amenity and to ensure that the listed building is not demolished unless approved development is to take place on the cleared site immediately following its demolition. 2. That prior to any demolition works taking place, a detailed inventory shall be submitted and approved in writing by the Planning Authority itemising those architectural elements which are to be retained as architectural salvage which may be re-used or incorporated into the redevelopment of the site. For the avoidance of doubt, the details shall include a method statement setting out the measures for the careful downtaking of those elements which may be reused and the arrangements for their safe storage (on or off site), until being required for incorporation into the redevelopment scheme. Thereafter, only the approved details shall be implemented on site.
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Reason: To ensure that architectural features of note are saved and capable of reuse in the redevelopment of the site. Advisory Note(s) None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title 2051_105 Location Plan 2051_111 Dormitory Ground Floor Plan As Existing showing downtakings 2051_112 Dormitory Elevations as Existing showing downtakings Statement of Justification for Demolition Dormitory Inspection Report For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk