23-0566-LB - St Josephs FINAL
Renfrewshire Council · 5 November 2024
Back to Planning and Climate Change Policy Board — 5 November 2024 and its agenda
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 23/0566/LB Application Type Listed Building Consent Proposal Redevelopment and conversion of c listed chapel building to form five flats Location St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Sitepride 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=documents&keyVal=S2AWTJMWKHZ00 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. Proposal Listed building consent is sought for the redevelopment, and conversion of the C listed former St Joseph’s Missionary Chapel in Lochwinnoch, to five retirement flats. This proposal is part of a wider re-development of the former St Joseph’s site including the erection of 25 retirement flats on the site of the former missionary dormitory block located to the north of the chapel (23/0565/PP). That application for planning permission has been submitted concurrently with this application and is also under the consideration of this Board. The dormitory block although still standing, is in a ruinous state, and consent for its demolition was granted in 2022, due to its unsafe condition. The chapel is currently in a state of disrepair due to extensive vandalism and is on the Buildings at Risk Register. The proposal would seek to halt this decline with minimal alterations to the exterior and interior of the building, retaining its key features where possible. Three 2-bed flats would be formed on the ground floor and two 2-bed flats on a newly created first floor. One flat would have a private access on the southern elevation with access to the remaining flats taken via a communal entrance on the northern elevation. There would be a series of roof lights on the outer projections of the building. Access would be as existing from Kilbirnie Road, and parking would be provided adjacent to the converted chapel. As part of the wider proposal existing trees and gardens would be retained and enhanced with further landscaping and planting proposed including the restoration of the walled garden, garden tower and open landscaped areas. The residents of the converted chapel would have access to the gardens and landscaped areas. In addition, the existing vehicular and pedestrian access from Kilbirnie Road would be upgraded with an additional footpath and passing places. The properties would be marketed to over fifty-fives.
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Due to the Category C Listing of this building, consultation with Historic Environment Scotland was not required. Site Description The C listed chapel building is located within a larger site previously occupied by a Manor House known as Garthland House, St Joseph’s Missionary College and latterly a nursing home which existed on the site until its demolition in 2023. It is located to the northwest of Kilbirnie Road(A760) on the southwestern edge of Lochwinnoch. The chapel building, positioned to the south of the building grouping was designed by Thomas Smith Cordiner in 1943 and is a 6-bay single storey, buff brick Roman Catholic chapel on the E-W axis with central circular apse and conical roof. There is a relief sculpture of Saint Joseph by John Mortimer on the exterior of the building flanking-stained glass windows. Access to the chapel is via an existing access from the A760 Kilbirnie Road. 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. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: Additional parking provision and alterations to rear balconies. 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: Under consideration 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. Decision: Withdrawn Application No: 07/0725/LB
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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. (NEW HOUSING DEVELOPMENT) 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 None required. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations have been 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 NPF4: Policy 7 - Historic assets and places Full details relating to the policies of the LDP can be found online. Renfrewshire Local Development Plan LDP 2021: Policy ENV3 - Built and Cultural Heritage
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Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Renfrewshire New Development Supplementary Guidance 2022 ▪ Delivering the Environment Strategy: Built Heritage. Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) and associated "Managing Change in the Historic Environment" guidance notes. 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, para 4(c) (i) to (iv) of the Development Management Regulations. These reports have been submitted in support of the application, and can be summarised as follows: Design & Access Statement – Provides an overview of the proposed development. The statement also includes a history of the site and an appraisal of the building form and its present condition. Additionally, the statement provides a series of 3D visuals and an initial outline of aspects including landscaping, parking, and phasing. 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 fourth National Planning Framework (NPF4) provides the long-term national spatial strategy for planning in Scotland. It sets out the Scottish Government's current view on delivering sustainable, liveable, and productive places through the application of spatial principles. Policy 7 (Historic Assets and Places) states that development proposals which sensitively repair, enhance and bring historic buildings on the national Buildings at Risk Register, back into beneficial use will be supported. Policy ENV3 of the Renfrewshire LDP similarly supports the sympathetic restoration of listed buildings, subject to the proposed redevelopment being sensitive to the character, setting and appearance of the building. Additionally, Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) supports the sensitive restoration and conversion of historic assets including listed buildings.
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The existing building in this case is a historic building which is category C listed and lies hidden from public view within the former grounds of the former St Joseph’s Missionary, to the northwest of the A760 Kilbirnie Road. Since the last use of the wider site as a nursing home ceased in 2005, the building has lain vacant, has been a target for vandalism and has been on the Buildings at Risk Register since 2009. The proposal to bring the building back into use is therefore supported by Policy 7, Policy ENV3 and HEPS, subject to the restoration being sensitively undertaken. Historic Environment Scotland's "Managing Change in the Historic Environment" guidance note on Use and Adaptation of Listed Buildings advises that proposals to bring a listed building back into use should be supported if they do the least possible harm. Consideration should be given to what is most important and should be preserved. An external inspection carried out in May 2021 revealed evidence of significant water ingress and associated rot due to the theft of lead flashings and damage to the roof coverings. Efforts were made to secure the property; however, its relatively secluded location rendered it vulnerable to break ins. In addition, the inspection identified significant degradation of brickwork, wall heads and deterioration of the metal casement windows. The main chapel roof has a number of large holes, and is also showing signs of excessive deflection, most likely caused by rot. The barrel-vaulted interior remains intact, however, features of special interest including the alter pieces with mosaic panels and wooden pews have been removed. To accommodate the development in this case, minimal external alterations would be required. The front (east) and rear (west) elevations would remain as existing. The side (north) elevation would accommodate the main access to the flats with the installation of a double width glass entrance. The southern side elevation would accommodate an exclusive access doorway to one ground floor flat and the installation of three double windows. Internally, it is inevitable that changes would be required to support the proposed conversion, including limited down taking of walls to enable the flats to be formed and the installation of stairways, however these are proposed in areas where change would be limited and least intrusive. Of particular note is the internal condition of the building which is poor and many of the ecclesiastical features of value have been either damaged or removed. The internal alterations would not therefore unacceptably impact the character of the building. Other external alterations would relate to essential repairs to make the building suitable for reuse, including renewal of roof materials and refurbishment or replacement of windows, and flashings on a general like-for-like basis. These alterations are uncontentious, but to ensure control over the final details, it is considered appropriate to apply conditions regarding the final specifications of any new roof slates, ridge ventilators and windows. In line with the residential policies of the development plan and as more appropriately assessed in the planning application under consideration concurrently with this application, the conversion proposed can achieve decent quality accommodation with acceptable daylighting, privacy, open space, and parking provision. Considered as a whole, the proposed physical changes to the listed building to support its reuse are considered acceptable and to accord with Policies 7 and ENV3, as well as with relevant guidance including the Renfrewshire New Development Supplementary Guidance on Listed Buildings and Historic Environment Scotland's "Managing Change in the Historic Environment" guidance notes.
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The proposals offer an opportunity to secure the sustainable restoration and reuse of a listed building. It is considered that the proposals in this respect are to be welcomed and it is therefore recommended that listed building consent is granted subject to conditions. Section 75 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. 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. That prior to the commencement of development, full details, shall be submitted for the written approval of Renfrewshire Council as Planning Authority of the following: a) Details of the make and type of all new roof slates; b) Detailed drawings of all replacement or refurbished windows and external doors; c) Detailed drawings of all replacement or refurbished ridge ventilators; d) The results of a condition survey and detailed proposals for the former chapel which seek to preserve all original features where these are found to be salvageable; The development shall thereafter proceed only in accordance with the approved details and the above works shall all be completed prior to the occupation of any of the flats. Reason: In the interest of preserving the special interest of the listed building. Advisory Note(s) None. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 2051_102 A Block Plan As Existing
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2051_103 A Block Plan as Proposed 2051_110 Ground Floor Plan as Existing 2051_200 D Site Plan as Proposed 2051_310 Ground Floor Plan as Proposed 2051_311 First Floor Plan as Proposed 2051_312 Second Floor Plan as Proposed 2051_313 Roof Plan as Proposed 2051_400 Section As Existing through Chapel 2051_410 Section Through Former Chapel as Proposed 2051_501 Elevations As Existing 2051_510 Elevations As Proposed 2051_511 Elevation As Proposed 2051_705 Refurbished Tower Details For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk.