23_0504_LB - UWS Smiley Building
Renfrewshire Council · 23 January 2024
Back to Planning and Climate Change Policy Board — 23 January 2024 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
Renfrewshire Council Planning and Climate Change Policy Board Page 1 Planning Application: Report of Handling Reference No. 23/0504/LB Agenda Item ( ) KEY INFORMATION Ward: 4 – Paisley Northwest Applicant: The University of the West of Scotland Registered: 22/09/2023 RECOMMENDATION Grant, subject to conditions Report by Head of Economy & Development PROSPECTIVE PROPOSAL: Installation of replacement windows and doors, solar panels, two ramps, railings, cladding and a false floor. Erection of extension; formation of window and door openings; renewal of roof; stonework repairs; internal alterations and landscaping works LOCATION: University of the West of Scotland, Storie Street, Paisley, PA1 2BX APPLICATION FOR: Full Planning Permission © Crown Copyright and database right 2021. All rights reserved. Ordnance Survey Licence number 100023417. IDENTIFIED KEY ISSUES The building is B listed and is located within both Paisley Town Centre and its Conservation Area. Historic Environment Scotland have not objected to the proposal. The proposal accords with the relevant provisions of National Planning Framework 4, the Renfrewshire Local Development Plan and Historic Environment Scotland’s guidance. Alasdair Morrison Head of Economy & Development
Page 2
Renfrewshire Council Planning and Climate Change Policy Board Page 2 REPORT OF HANDLING FOR APPLICATION 23/0504/LB SITE ADDRESS University of the West of Scotland, Storie Street, Paisley, PA1 2BX PROPOSAL Installation of replacement windows and doors, solar panels, two ramps, railings, cladding and a false floor. Erection of extension; formation of window and door openings; renewal of roof; stonework repairs; internal alterations and landscaping works RECOMMENDATION Grant, subject to conditions PROPOSALS This application seeks listed building consent for the extension of, and alterations to, a detached building on Storie Street, Paisley. The building, which is located within the University of the West of Scotland campus, fronts a road to the east and is bound by a mixture of commercial and residential properties. The building is B listed and sits within both Paisley Town Centre and its Conservation Area. The two storey sandstone property has a dual pitched slate roof and timber framed windows. A single storey red brick rotunda projects from the rear. Several structures that sit between the main two storey building and the rotunda would be removed and a small, flat roofed extension would be constructed. Alterations would be made to the internal layout of the building and aluminium cladding would be installed along part of the northern elevation of the rotunda. Replacement windows and doors would be installed across the building while two new window openings (with decorative aluminium shutters) would be formed on the southern elevation of the main building. The ramp that provides access to the rotunda roof from the first floor of the main building would be removed and a new ramp, false floor and railings would be installed on the rotunda roof to create useable outdoor space. In association with the installation of the new ramp, two first floor window openings on the rear elevation of the main building would be converted to a door and an existing door opening would be infilled to create a window. Several sections of stonework would be either cleaned or repaired while the slate roof would be renewed and solar panels would be installed on the rear roof plane. An access ramp would be installed to the south of the property and decorative railings would be installed along the southern site boundary. Finally, areas of both hard and soft landscaping would be formed
Page 3
Renfrewshire Council Planning and Climate Change Policy Board Page 3 across the application site. In light of the minimal removal of some of the existing building, and in line with the Scheme of Delegation the application is being referred to Board for consideration and determination. SITE HISTORY Application No: 23/0505/PP Description: Installation of replacement windows and doors, solar panels, two ramps, railings, cladding and a false floor. Erection of extension; formation of window and door openings; renewal of roof; stonework repairs; and landscaping works Decision: This application is also being presented to Board today for determination. CONSULTATIONS Historic Environment Scotland - No objection. REPRESENTATIONS None received. DEVELOPMENT PLAN POLICIES Policy and Material Considerations Legislation requires planning decisions to be made in accordance with the Development Plan unless material considerations indicate otherwise. In this instance, the proposal must be assessed against the following: National Planning Framework 4 Policy 7 - Historic assets and places Renfrewshire Local Development Plan Policy ENV3 - Built and Cultural Heritage New Development Supplementary Guidance Delivering the Environment Strategy Material Considerations Historic Environment Scotland: Managing Change in the Historic Environment Guidance 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, requires alterations to be carefully considered but also recognises that the continued occupation of listed buildings is the best way to secure their long term future. The following matters therefore require consideration.
Page 4
Renfrewshire Council Planning and Climate Change Policy Board Page 4 Extension, cladding and internal alterations The construction of the extension would require the removal of several small structures that sit between the main building and the rotunda. These are poor quality, piecemeal additions that contribute little to the architectural importance of the building. The removal of these structures is therefore considered acceptable. The extension has been designed to fill the gap between the rear of the main building and rotunda without dominating the space. The extension would not be highly visible from the street and would not affect the principal elevation. The extension would be finished in aluminium cladding, in contrast with the sandstone main building and red brick rotunda. Such a finish is acceptable as it would allow the extension to be identified as a later addition and would link the structure to the more modern buildings found elsewhere on campus. The aluminium cladding used on the extension would continue along part of the northern side elevation of the rotunda. This is acceptable as this elevation is not integral to the architectural merit of the building and the original red brick finish has already been removed in this location. The associated internal alterations would have minimal impact on the character of the listed building and the original subdivision of space would remain evident. Replacement windows and new window openings While guidance from Historic Environment Scotland encourages the retention and repair of existing windows and doors, it also acknowledges that in some circumstances it is necessary to replace them. In this instance, the existing single glazed frames have reached the end of their working life. The replacement windows and doors would be timber framed, double glazed units that closely mirror the style, opening mechanism and colour of the existing frames. This work would therefore have no impact on the character of the building and would help protect its fabric. The windows that would be formed on the southern elevation would be of an appropriate size for the location, would help activate what is currently a windowless gable elevation and would add to the character of the area. The aluminium frames and shuttering are also considered acceptable and would not be detrimental to the architectural merit of the building. Rotunda roof access Access arrangements onto the rotunda roof do not comply with current accessibility standards. The existing ramp would therefore be removed and a new ramp installed, emerging from the centre of the
Page 5
Renfrewshire Council Planning and Climate Change Policy Board Page 5 rear elevation of the main building at first floor level. A false floor would be formed on the rotunda roof to allow the pitch of the ramp to be reduced while new, taller, railings would protect those using the roof as an outdoor space. Repositioning the ramp so that it sits centrally and the associated alterations to first floor window and door openings would improve the symmetry of the rear elevation and would be more in keeping with how the building would have originally looked. The new ramp and railings would have a negligible impact on the character of the listed building as they would replace existing structures of a similar design while the false floor would not be highly visible. No details have been provided on how the structure or fabric of the listed building at first floor level will be made good following the alterations. To protect the listed building it is therefore considered appropriate to add a condition, should consent be granted, requesting that details of the materials to be used are submitted to, and approved by, the Planning Authority before any work begins. Access ramp, railings and landscaping The access ramp to be installed to the south of the building would allow step free access into the building and would be of a standard size and design. Initially, it was proposed that 4.3 metre high aluminium curtain walling would be installed along the southern site boundary. However, following discussions between planning and the applicant this was reduced to a 2.5 metre high decorative railing so that the rotunda remains visible to those entering the campus from Storie Street. The railing would be of a similar design to those installed on the ramps and rotunda roof, minimising the material palette used on the listed building and protecting its integrity. The areas of hard and soft landscaping to be formed across the application site would complete the development and improve the setting of the building. A condition can be added to ensure the quality is appropriate for the setting of a listed building. Roof, solar panels and stonework The roof would be stripped back and renewed, with the slate that is in the best condition retained and used on the principal elevation. The use of original slate on the main elevation, which is of greatest architectural significance, is welcome and a condition can be added to ensure the slate used on the rear elevation is appropriate for use on a listed building. The solar panels would be installed on the rear roof plane so would not affect the main principal elevation.
Page 6
Renfrewshire Council Planning and Climate Change Policy Board Page 6 The stonework cleaning and repairs would be carried out in a sensitive, non invasive manner. It would not attempt to make the building look new but would instead address defects such as cracking, decay and areas of water ingress. This work would therefore help improve the general appearance of the building and would help protect its fabric and long term future. Overall, it is therefore considered the proposal complies with Policy 7 of NPF4, Policy ENV3 of the LDP, the new development supplementary guidance and Historic Environment Scotland’s guidance notes as the development would respectfully alter the building to allow it to meet the needs of the applicant while protecting the integrity of the listed building. The proposal represents the positive management of the building and would help it return to active use. The works would protect the fabric of the building and make it more suitable for modern use while respecting its character and architectural qualities. Historic Environment Scotland has echoed the above assessment by offering no objection to the proposal. Listed building consent should therefore be granted subject to conditions. RECOMMENDATION Grant, subject to conditions Reason for Decision 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. Conditions/Reasons 1. Prior to the commencement of development hereby approved, full details of the finishing materials to be used for the extension shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved materials shall be used. Reason: To safeguard the special interest of the building. 2. Prior to the commencement of development hereby approved, full details of the design of and finish to the aluminium framed windows and their shutters as well as all ramps, railings and the false floor on the rotunda roof shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved materials shall be used. Reason: To safeguard the special interest of the building. 3. Prior to the alteration of openings at first floor level necessary for the removal of the existing ramp and installation of the new ramp approved, details of the materials that will be used to repair the fabric of the property in this location shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved materials shall be used.
Page 7
Renfrewshire Council Planning and Climate Change Policy Board Page 7 Reason: To safeguard the special interest of the building. 4. Prior to the commencement of development hereby approved, full details of any new slate to be used shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved slate shall be used. Reason: To safeguard the special interest of the building. 5. For the avoidance of doubt, any slate vents shall be installed on the rear elevation only. Reason: To safeguard the special interest of the building. 6. Prior to the commencement of development hereby approved, a scheme of landscaping shall be submitted for the written approval of the Planning Authority. The scheme shall include (a) details of any earth moulding; (b) full details of the finish to any areas of hard landscaping; (c) a scheme of tree and shrub planting, incorporating details of the number, species, size and spacing of trees and shrubs to be planted; and (d) details of the phasing of all works. The approved landscaping scheme shall thereafter be implemented in accordance with the phasing plan. Reason: In the interests of visual amenity. Local Government (Access to Information) Act 1985 - Background Papers For further information or to inspect any letters of objection and other background papers, please contact James McCafferty on 0141 487 1366