Mr S Mccollam Phone: 0141 287 6021

PLANNING APPLICATIONS COMMITTEE

Report by Executive Director of Development and Regeneration Services

Contact: Mr S McCollam Phone: 0141 287 6021

APPLICATION TYPE Full Planning Permission

RECOMMENDATION Grant Subject to Condition(s) S69 and S75

APPLICATION 08/01826/DC DATE VALID 14.08.2008

SITE ADDRESS Site At Govan Road/ Elder Street Glasgow

PROPOSAL (a) Erection of flatted residential development with associated vehicular access, car parking and bin stores, (b) use of existing Class 4 office as Class 2 and Class 4 offices with ancillary heritage interpretive space, and (c) alterations to listed building comprising enlargement of window opening to form new rear entrance with disabled access, external repairs and new gate to main entrance on Govan Road/Elder Street: Potentially contrary to Policy Principle DEV3 Industry and Business of the City Plan.

APPLICANT Clydeport PLC AGENT ADF Architecture And Design 16 Robertson Street Cumbrae House Glasgow 15 Carlton Court G2 8DS Glasgow G5 9JP

WARD NO(S) 05, Govan COMMUNITY 02_073, Govan COUNCIL

CONSERVATION LISTED A AREA Govan

ADVERT TYPE Contrary to Development Plan PUBLISHED 3 October 2008

CITY PLAN Industry and Business

REPRESENTATIONS/ CONSULTATIONS

Three letters of objection have been received. These are from a local resident, a representative of BVT Surface Fleet, who currently operates from the shipyard forming part of the site, and the Architectural Heritage Society of Glasgow. Specific issues from the objections can be summarised as follows:-

• The most north-easterly building within the defined red boundary is part of BVT Surface Fleet Limited tenure and is likely to be in use for at least the next 20 years. The development includes modern residential flats immediately adjacent to an existing noisy heavy industrial process and theses two uses are not conducive with each other.

• The proposals are very imposing considering they are over 17 metres high in certain sections and will overshadow property on Elder Street. This will result in reduction in sunlight. PAGE 2 08/01826/DC

• The increased traffic flow will result in additional noise on an otherwise quiet street with no through-traffic, particularly at peak commuting times.

• Property on Elder Street will be overlooked resulting in invasion of privacy.

• The opportunity should be taken for the replacement building on Elder Street to be sympathetic to the traditional Govan tenements opposite.

• What has been proposed in terms of material, window type and their window positioning could be anywhere as it has no reflection of Govan and the traditional dwellings opposite.

• The proposals are at least one storey higher than the listed tower on the corner of Govan Road/Elder Street whereas they should be the same height.

Historic Scotland: No objection offered.

LES (Public Health): Recommend refusal on the basis that the proposals would be adversely affected by road and industrial noise.

LES (Cleansing): Verbal comment advising the use of large scale communal bins, presented at/and collected from, the kerb side.

Scottish Water: No objection.

West of Scotland Archaeology Service: Confirmation of no known archaeological issues.

Strathclyde Partnership for Transport: No objection.

SITE AND DESCRIPTION

The Site The application site forms part of the Clydeport shipyards on the south side of the River Clyde and is bounded by Govan Road to the south and Elder Street to the east. On Govan Road, the site is currently occupied by the “A” listed former Fairfield shipyard office’s, including its later unlisted extension, whilst Elder Street until recently accommodated a three-storey red brick building which has been demolished by Clydeport, although its later extension remains in-situ. The remainder of the shipyard is in operation by BVT Surface Fleet (an amalgamation of BAE Systems and VT Group), including the large sheds immediately to the north and west of the defined planning unit. Other characteristics of the area include traditional sandstone tenemental flats on the east side of Elder Street with Elder Park and St Anthony’s Primary School to the south of Govan Road.

In terms of the characteristics of the site, its dimensions are particularly constrained by the proximity of the existing active shipyard sheds which has resulted in a continuous width of approximately 18 metres on Elder Street and variable widths on Govan Road ranging from approximately 8 metres to 33 metres.

Background of the Fairfield Offices Fairfield’s Shipyard was established in 1864 by John Elder and Charles Randolph, and later owned by Sir William Pearce from 1878, during which period the Fairfield Offices were designed by Honeyman and Keppie Architects (constructed 1890). The offices comprise the pedimented central section flanked by bays to the east and west and incorporate the later extension to the west in 1956. The original offices and adjoining single- storey gate lodge and piers are “A” listed whereas the latter extension and walkway linking the now demolished red brick building on Elder Street do not form part of the statutory listing. PAGE 3 08/01826/DC

Fairfield Office Condition The design statement accompanying the application acknowledges that the Fairfield offices represent one of the iconic images of Govan and the ship building industry on the Clyde and is widely recognised as architecturally the finest shipbuilding office in Britain. The offices have been vacant for some time and are showing signs of serious structural disrepair and to a lesser extent, deteriorated fabric condition in urgent need of attention. This is supported by the inclusion of the premises on the Buildings at Risk Register for Scotland in May 2003 and its accompanying commentary briefly notes the steady decline of the premises during this period. The applicant has confirmed that defects include widespread infestation of wet and dry rot caused by defective guttering and downpipes, defective roof coverings such as slating in poor condition and leadwork at the end of its natural life, which in turn are affecting external masonry and internal plasterwork.

Nature of Development Sought This application seeks full planning permission to erect a block of flats on the site currently occupied by the unlisted office extension on Govan Road and a further block of flats on the site of the former red-brick offices and surviving extension on Elder Street. Planning permission is also sought for use of the “A” listed Fairfield building on Govan Road for Class 2 office purposes, including external modifications to these premises comprising enlargement of a window opening on the rear elevation to form a new glazed entrance with disabled access. The accompanying design statement confirms that the offices will be sold to and occupied by Govan Workspace Ltd and will incorporate an element of what the applicant describes as ‘heritage’ space. This will afford members of the public with the opportunity to view the historic fabric within the building. This operational element of the proposals has not been considered as a stand-alone use per se, instead being viewed as ancillary in nature, much the same way as other businesses such as some of the City’s football clubs and the Councils City Chambers offer tours of their premises. Its operational characteristics are such that it will be accessed by visiting members of the public, much the same as the office use. It is also intended to replace the existing solid gate with a more contemporary version which incorporates a randomised pattern.

The proposals have been subject to pre-application discussions, focusing mainly on the principle of development and its design characteristics. Prior to the evolution of the current proposals, an options appraisal study was commissioned by Govan Workspace Ltd and funded by the Architectural Heritage Fund to examine potential re-uses of the Fairfield building. The three options tested were; residential accommodation; office use; and heritage and office use. A residential scheme of 22 flats was explored although was considered to be neither practical nor viable due to the resultant large scale flats informed by the layout of the building as the only solution, coupled with the cost of repair and restoration of the building, placing their cost beyond potential sales income. Office use was considered to be more appropriate but again, achieving the required level of funding of £4.7m was not considered to be feasible, as a shortfall of almost £1.1m was anticipated. The heritage/office use was considered to be the preferred use for several reasons, including its ability to express and provide accessibility to the buildings historic fabric, and was more amenable to capturing the interests of public sector agencies and charitable trusts. The appraisal concludes that characteristics of this use would “…embrace the themes of local and national heritage, education and learning, and community participation and regeneration”, with the potential to attract funding from bodies such as the Heritage Lottery Fund and charitable trusts.

Govan Workspace Ltd annual review to March 2008 confirms that grant aid has been sough to support the reuse of the premises for the preferred heritage/office use. The two potential sources of grant aid identified are Glasgow City Council and Historic Scotland, with the review acknowledging offers of £300,000 and £450,000 respectively. More recent correspondence from Govan Workspace Ltd has sought to gain funding of £400,000 and £625,000 from these sources, the success of which is unknown at this stage. Funding from these two sources is intended to facilitate immediate repairs to prevent further deterioration and making the premises wind and water-tight, which are anticipated to cost in the region of £1.1 million.

Development Format and Materials The indicated format of new build development is principally four storey flats on Govan Road with a six storey ‘bookend’ on the west gable and flat-roofed throughout. Ground floor comprises surface level car parking, vehicular access pend, bin stores and a lobby with stair access to residential accommodation overhead. Floors 1 to 3 each have 6 x 2-bedroom flats with floors 4 and 5 each having a 2-bed flat (20 flats). Proposed finishes on the front elevation comprise red facing brick to the ground floor element capped with polished concrete lintels above door openings and framing the pend. The main body of this block is specified with white render, aluminium window frames positioned in rhythmic and arrhythmic patterns and introduction of coloured opaque glass panels on the upper two levels of the bookend, extending down in a narrow band to the base of first floor level. PAGE 4 08/01826/DC

The west gable indicates a blank polished concrete wall/shuttering at ground floor level, the extensive use of glazing between floors 1 and 3 with each of their floor zones expressed by the use of opaque glass bands and the upper 2 floors finishes in coloured render and a limited, arrhythmic pattern of glazing. The rear elevation continues with a similar materials pallet of polished concrete to the base of the stairwell lobby areas and upper floors primarily finished in white render with the extremes of this elevation featuring red facing brick. Window pattern becomes increasingly arrhythmic with the exception of a series of vertical glazing, one of which incorporates the use of aluminium panels.

The Elder Street building follows the same design principles, although the scale of the main body of flats is increased to five stories with six-storey bookends on both gables. External finishes are principally the same, although vertical banding with facing brick is proposed at each of the five stairwells. Again, the format comprises ground floor parking, bin stores and stair core access with residential accommodation overhead, although with two vehicular access pends. Floors 1 to 3 each have 6 x 2-bedroom flats and 5 x 1-bedroom flats with the fourth floor having 5 x 2-bedroom flats, 5 x 1-bedroom flats and a 3-bedroom maisonette extending into the fifth floor at the corner with Govan Road. The remaining bookend has a 1-bedroom flat at fifth floor level. Of the total 45 flats on Elder Street, it is proposed to construct 12 within Phase 1 of development (11 x 2-bedroom units and the 3-bedroom maisonette, with the remaining 33 completed within Phase 2). The submission does not identify the anticipated timeframe for delivery of these stages of development. By way of rationale for the proposed phasing, the accompanying design statement confirms that BAE Systems have reviewed their working requirements and intend to hold onto the framed timber clad building on Elder Street in the short-term.

Car Parking and Traffic Arrangements It is not intended to use the original point of access on the corner of Govan Road/Elder Street, which will instead feature a sliding gate with arrhythmic panels to enable some views into the site from the street. The accompanying design statement acknowledges the intention of Govan Workspace to open the gates as part of ‘Doors Open Day’ and other organised tours of the site. A single point of vehicular access/egress to serve both the residential units and the offices is proposed on Govan Road approximately midway along the site and will incorporate a sliding gate to the rear of the pend. Operational arrangements of the gate have not been clarified although a distance of approximately 5.5 metres of queuing space for vehicles is available between the heel of the footpath and the gate.

A total of 116 car parking spaces are proposed, 11 of which are located on Govan Road and outwith the defined planning unit, which cannot be considered as being allocated to the proposals. A similar queuing space of 5.5 metres is proposed at the entrance. The Elder Street element will primarily operate a one way system with separate points of ingress and egress at the opposite ends of the site. This access point will also allow access to the rear of the office building as with the access from Govan Road and effectively, through-access from both points although sliding gates are proposed to segregate the main body of the office building from the residential areas if required.

Accompanying Applications To facilitate the works sought, separate applications for listed building consent (08/01827/DC) and conservation area consent (08/01828/DC) have been submitted in tandem with this planning application. The conservation area consent application relates to retrospective demolition of the three-storey red brick building on Elder Street and consent to demolish of the unlisted extension to the “A” listed Fairfield office building on Govan Road.

The listed building consent seeks to enlarge the window opening on the rear elevation to form a new glazed entrance, as also sought with this application for planning permission, in addition to alterations to the internal layout and provision of mezzanine office accommodation.

POLICIES

The site lies within an area designated as an ‘Industry and Business’ Development Policy Principle within the Glasgow City Plan, where the following policies are of particular relevance;

• DEV 3 Industry and Business • RES 1 Residential Density • RES 2 Residential Site Layouts • RES 3 Residential Greenspace Standards PAGE 5 08/01826/DC

• RES 16 Bin Stores • DES 1 Reinforcing Local Character and Identity • DES 2 Urban Design • DES 3 Building Design and Materials • DES 4 Design Statement • HER 1 Conservation Areas • HER 2 Listed Buildings (Buildings of Architectural and Historic Importance) • HER 3 Design Standards for Listed Buildings and Properties in Conservation Areas • HER 5 Sites of Archaeological Importance • TRANS 4 Vehicle Parking Guidelines

Draft City Plan 2 • TRANS 1 Transport Route Reservations

Structure Plan Schedule 6(d): Environmental Improvement Priorities

ASSESSMENT AND CONCLUSIONS

The principal planning issues to be addressed in this particular instance are considered to be whether the proposals are appropriate having regard to the requirements of Sections 25 and 37(2) of the Town and Country Planning (Scotland) Act 1997 and are consistent with the provisions of the Development Plan. It shall also be necessary to determine whether the proposals are appropriate having regard to any other material planning considerations.

Schedule 6(d) of the Glasgow and Clyde Valley Joint Structure Plan designates Govan as a priority area for environmental improvement through; maintenance and enhancement of local environmental character and distinctiveness’ and conservation-led regeneration; the enhancement of the historic environment; and a high standard of design in developments, including accessibility and energy efficiency, which will play an active role in improving the quality of life of its community. Measure to achieve this include the ‘recycling’ of urban land.

The existing shipyard, including the application site, is designated as a ‘DEV 3: Industry and Business’ Development Policy Principle in the City Plan which represent the focus for industrial and business activity for the City. Generally, the policy seeks to protect these designations and support uses primarily within Use Classes 4 ‘Business’, 5 ‘General Industrial’ and 6 ‘Storage or Distribution’ of the Town and Country Planning (Use Classes) (Scotland) Order 1997, although other proposed uses outwith these classes will be considered on individual merit. Support will be given to proposals which modernise industrial or business floorspace or enhance the physical environment and infrastructure within such areas.

Notwithstanding the established nature of the shipyard, its use gives rise to conventional ‘bad neighbour’ issues such as industrial noise and the impact of sheds which are in excess of 20 metres high and accordingly, the proposals have been advertised as a ‘bad neighbour’ development in the local press.

Elder Street marks the north-eastern periphery of the Govan’s residential core and although the site on the opposite side of Govan Road to the Fairfield building is primarily a residential designation, it is occupied by a primary school. As previously acknowledged, the site has restrictive dimensions and characteristics, particularly in the case of the residential aspect. These characteristics and the need to maintain vehicular circulation have resulted in the width of flats having a narrow footprint with enclosed car parking at ground floor level, as opposed to the normal approach of active frontages. PAGE 6 08/01826/DC

Govan Road Flats On Govan Road, the restrictive nature of the site translates to an overall width of flats being 7.2 metres (measured externally), with the exception of living rooms at 1st, 2nd and 3rd floor level in the west gable which are cantilevered by an additional 0.4 metres (approx.) over the pavement. The internal layout is compact and in each instance comprises through-and-through kitchen and living room, with the living room and bedrooms to the front (south facing) and kitchen, bathroom and store to the rear (north facing). As there are no directly opposing residential premises, issues of privacy do not arise and the south facing layout of habitable rooms would take full advantage from the direction of prevailing sunlight. The south elevation would also have appropriate aspect onto Govan Road with Elder Park and the adjacent primary school beyond.

The existing red brick industrial building running parallel to the rear extends approximately mid-way along the proposed flats and would be separated by a distance of approximately 12 metres. Distance from the flats to the actual delineated site boundary is 4.6 metres at its nearest point and in the main, approximately 5.3 metres from the boundary. The main body of this block is four storeys in height with the west gable being six storeys in height. With regard to the former, Policy RES 2 requires separation distances of 13 metres from the rear elevation to the nearest boundary whilst developments above 5 storeys will be judged on their own merits, but should not be less than 15 metres. Despite the ‘A’ listed status of the industrial building to the rear together with its associated aesthetic qualities and bearing in mind its scale, it is acknowledged that 11 flats would have limited rear aspect.

With the remaining 9 flats, there are no directly opposing buildings and aspect would be onto an industrial backdrop. Glazing to habitable rooms on this elevation is more sporadic and limited to help reduce noise transfer generated from the shipyard. The organisation of rooms with kitchen, bathroom and storage to the rear will also act as a buffer between the habitable rooms to the front. The proportionality and low-level nature of these windows will assist in reducing the effects of this limited aspect.

The absence of residential premises or a Development Policy Principle dedicated to residential development and the existence of the sheds would suggest that in the current circumstances, amenity would not be borrowed from the adjoining site.

With regard to the brownfield nature of the locations for residential development, Policy RES 1 acknowledges that gap or infill sites include those created by removal of buildings. In considering the policy requirements for infill development, subsection (D)(3) of Policy HER 3 observes that as a general principle, new buildings should match the height of adjoining property and have aligned floor to ceiling heights. The roof on the Fairfield offices incorporates a modest step in level from its most prominent central element with the lowest points at both its extremities. Parapet level of the main residential block on Govan Road would marginally exceed the ridge level of the offices at the point where they would abut, although are lower than the remainder of the Fairfield building. The punctuation created by the 6-storey feature on the west gable is sufficiently removed from the Fairfield building so as to avoid an immediate conflict in scale. The offices have generous floor-to-ceiling heights as is common within historic buildings, whilst those of the proposed flats are representative of modern building standards at approximately 2.5 metres. Whilst alignment of both building height and floor levels has not been achieved, the formation of a more neutral junction between the premises would assist in separating the two entities of existing and new-build.

Elder Street Flats This part of the site has an average width of 19.3 metres between the approximate building line of the now demolished red brick building and the adjacent industrial buildings to the west. The proposed building line is primarily set back by approximately 0.5 metres from that of the former building. As with Govan Road, flats are 7.2 metres wide (measured externally), although the gable feature on the corner of Elder Street extends only 0.2 metres over the footpath which is less pronounced that its Govan Road equivalent. A greater mix of flat sizes is proposed on Elder Street with layouts similar to those proposed on Govan Road, including through-and- through kitchens and living rooms. In this instance, however, the living rooms and bedrooms, whilst also located to the front, are east facing and kitchen, bathroom and store to the rear are west facing. The introduction of definition is desirable in streetscape terms and with separation distances from the existing tenements on Elder Street varying between approximately 19.1 and 19.6 metres, an acceptable degree of privacy will be maintained which is in excess of the 18 metre requirement of policy RES 2. PAGE 7 08/01826/DC

A similar frontage to that proposed on Govan Road is indicated. Rear aspect is onto the existing metal-clad industrial building which would be separated from the rear elevation by a distance of approximately 11 metres. As with the flats on Govan Road, rear window proportionality and extent is restricted which will assist in offsetting the effects of this limited aspect, whilst the arrangement of rooms will help limit the transfer of noise to habitable rooms to the front.

Proposed External Finishes Within the immediate area, external finishes are predominantly red sandstone on tenemental buildings, the Fairfield offices and other aspects of shipyard buildings, in addition to red facing brick used extensively within the shipyard. In terms of proposed external finishes, Policy ‘DES 3: Building Design and Materials’ of the City Plan acknowledges that render should not be the dominant finishing material on large scale development, should be avoided along main roads and will normally be prohibited in areas where sandstone is the dominant finishing material. The accompanying design statement contends that the use of red facing brick on the ground floor frontage has been chosen to match the sandstone of the listed building and will effectively link the old and new elements, including the existing red facing brick wall which extends along the frontage of the shipyard.

The extensive use of render, in this instance, would be inappropriate for its conservation area setting. It is recognised that the choice of facing materials can have a bearing on the design characteristics and articulation of fenestration. With this in mind and considering the appropriate scale of development proposed, it is considered appropriate to reserve treatment of design, materials and linkage with the existing building by suspensive condition.

Other recent considerations where a departure from the normal policy on materials has been supported includes a residential development at Harhill Street/Langlands Road/ Elder Street (07/04008/DC refers), which the Council are minded to grant, subject to completion of a Section 69 agreement which has yet to be undertaken.

Fairfield Offices and Gate Piers The extent of external modifications to the original element of the Fairfield offices sought within this planning application comprises the enlargement of an existing window opening on the rear elevation to form a glazed entrance and formation of a disabled access ramp with a safety glass balustrade and aluminium railings. Elevation and floor plan drawings indicate the inclusion of an aluminium canopy linked to a vertical element of aluminium cladding to the west of the new entrance although no indication of the extent of canopy projection has been given. The new entrance would be centrally located on the rear elevation, behind the original entrance from Govan Road and would access onto a newly created, enlarged foyer and reception area. Rationalisation for the new entrance is based on the space restrictions to the existing front entrance and the internal change in floor level which is not conducive to disabled access.

During the course of pre-application discussions, the applicant was advised of the requirement for a conservation audit to accompany the proposals which has been provided and supplemented with an Inventory of Articles and Features. Internally, the original features of the offices are largely intact and include internal doors and related ironmongery, timber panelling, ornate staircases, leaded glass windows and panels, luminaries, loose furnishings, fireplaces and related elements, plaster relief panels, mosaic flooring, wall tiling, toilet fittings, paintings and ceilings. The inventory confirms the current condition of these features with the conservation audit offering safeguarding advice on whether they should protected in-situ or removed, safely stored in an appropriate environment and reinstated following completion of works. Features to be temporarily removed include doors, timber panelling, loose furnishings, fireplaces and related elements, toilet fittings, and paintings.

The proposed replacement gate to the listed gate piers is aesthetically acceptable as a means of enclosure and due to its perforated design, will still retain views into the site. Notwithstanding this, it is considered inappropriate to discontinue the historic function of this access for daily use. By way of rational for the generally static nature of the gate, the design statement simply states that given the nature of development behind, the gate will only be operated by Govan Workspace as part of “Doors Open Day” and other organised tours. This does not provide sufficient reasoning to prohibit access and an acceptable compromise would be maintenance of access for pedestrian purposes. PAGE 8 08/01826/DC

The wall on the Elder Street side of the gate piers does not form part of the statutory listing. Arising from the proposed additional setback of building line by approximately 0.5 metres, the wall in its current form would extend beyond the front elevation of the flats and would therefore require removal in part. The proposals indicate removal of approximately half its length, after which a low wall would be formed between the flats. This would result in a significant opening which would undermine the solidity of the corner and create an unusual, incomplete appearance to the high wall. Its continuation to abut the flats would have a more appropriate aesthetic quality without detriment to their residential amenity.

Density of Residential Development In determining density of new development, ‘SPP 3 Planning for Homes’ acknowledges that proposals should reflect the character of the area and its relative accessibility, with higher densities more appropriate to central and accessible locations. The existing tenemental form in the immediate area contributes to a relatively high density and Central Govan has high accessibility to public transport, both in the form of the Subway and the bus station. Paragraph 61 of SPP 3 acknowledges that appropriate density, coupled with high design standards, a good mix of dwelling types and sizes and accessible green spaces are more likely to create self-supporting, socially diverse communities.

For the purposes of this calculation, both residential blocks have been treated as separate entities, each generating their own density. The net developable areas on which their densities are based comprise the footprint of the respective residential buildings and the whole of the areas immediately to their rear. This excludes the Fairfield building and the area to the rear. In the case of the Govan Road flats, a density of 148 flats per hectare is proposed with density rising to 195 flats per hectare on Elder Street.

The application site is located on the periphery of the Inner Urban Areas, as defined by Policy ‘RES 1: Residential Density’ and the accompanying Built Form map, and is served by High accessibility to public transport. With the combination of these two characteristics, the City Plan acknowledges that density of individual residential schemes will be influenced by factors such as location, setting, site configuration and other City Plan policies as opposed to a prescribed maximum density. In the case of both residential elements, policy RES 1 acknowledges that densities in excess of 100 dwellings per hectare along main routes and appropriate adjoining blocks will be permitted.

Residential Greenspace The linear characteristics of the site coupled with the footprint of development and car parking provision determine that amenity open space or children’s playspace cannot be accommodated within the proposals. Incidental small pockets of grassed areas are indicated between parking bays but these are not considered to be of a meaningful standard to warrant consideration under Policy RES 3. In light of the characteristics of the site and where greenspace was to be provided, it is unlikely that it would receive significant levels of natural light. Accordingly, the qualitative benefits of requiring on site amenity space are questionable in this instance. The absence of general amenity space would also be considered against the proximity of Elder Park to the south-east, where the City Plan makes provision for payment of contributions to enhance nearby greenspaces secured through a Section 69 legal agreement between the applicant and the Council. The amount generated by the proposals is £51,333 and the applicant has indicated acceptance of such an agreement.

Passive Impacts from the Shipyard / Noise Implications Arising from the nature of industry currently carried out in the shipyard and the proximity of the public road, the applicant acknowledges that noise emissions primarily from these two sources have potential implications for residential development and in seeking to support the proposals, a Noise Impact Assessment has been prepared. The report confirms that current operational activities are carried out within two shifts; day shift from 07:30 to 16:40 and a backshift from 16:00 to 23:45. As days of operation have not been confirmed, it is assumed that the yard works on a seven-day-week basis. As required by ‘PAN 56: Planning and Noise’, assessment of the relevant noise sources were conducted, in this instance, road traffic and industrial noise, and included measurements over 24 hour periods as follows:

• 3rd December 2005 (weekend day monitoring between 07:00 and 23:00) • 3rd/4th December 2005 (weekend night monitoring between 23:00 and 07:00) • 6th December 2005 (weekday day monitoring between 07:00 and 23:00) • 6th/7th December 2005 (weekday night monitoring between 23:00 and 07:00) • 12th June 2008 (weekday day monitoring between 07:00 and 23:00). PAGE 9 08/01826/DC

Monitoring intervals for the 2005 measurements were at every 15 minutes and in 2008, every hour. The applicants agent has confirmed that the initial study was carried out as part of a wider exercise to determine potential uses of the Fairfield building and that the appointed acoustic consultant, Envirocentre, have verified the validity of this data for the purposes of this application.

The assessment of road traffic noise against ‘PAN 56: Planning and Noise’ demonstrates that the site represents Noise Exposure Category ‘D’ when unmitigated, and opening of windows for ventilation purposes would result in unacceptable internal levels of noise. PAN 56 notes that for Category D sites, refusal of planning permission is likely to be the most appropriate solution, however, consideration can be given to a relaxation of noise standards where desirable in terms of the overall planning strategy for the area and where local circumstances or excessive costs prohibit effective mitigation of noise commensurate with category ‘A’ levels. In these circumstances, internal noise levels should meet the prescribed minimum standards of 45dB(A) during the day and 35dB(A) during the night. In this regard, the noise impact assessment confirms that it is possible to attenuate noise levels from road traffic and general background noise to meet the noise rating requirements as discussed with Public Health.

It is important to note that use of the ‘Noise Exposure Category’ method is not applicable when assessing industrial and commercial noise and, therefore, the Category ‘D’ status refers to road traffic noise only. In terms of industrial noise, indicated sources comprise air conditioning unit compressors, delivery traffic, site confined traffic, materials handling and manoeuvring by crane (including gantry crane) and diesel forklift truck, shot- blasting and fabrication of steel, and operation of a horn to signify the commencement and conclusion of shifts. Visiting and site-confined vehicles are fitted with reversing beepers and can operate in close proximity of the application site. Apparent industrial noise issues likely to affect both the residential units and offices are similar in impact to that of road traffic noise although the noise impact assessment confirms that a greater level of noise attenuation may be required to combat nuisance from industrial sources. As opening of windows for ventilation purposes would result in excessive levels of internal noise, the suggested mitigation approach is to provide an alternative method of rapid ventilation, such as a mechanical system.

The impact assessment acknowledges that this may not be sufficient to mitigate for potential nuisance under BS 4142:1997 (Method for rating industrial noise affecting mixed residential and industrial areas) and it is anticipated within the impact assessment that noise complaints attributable to existing activity, such as the shift horn, could arise. The shift horn is a known cause for complaint by residents of flats on the opposite bank of the River Clyde, however, there are no known objections from residents of streets in the immediate vicinity of the shipyard on the Govan side.

Fastlink The proposed development is located within 100 metres of the Clyde Fastlink route (Zone 1), as identified in the Finalised Draft Glasgow City Plan 2. Arising from the requirements of Policy ‘TRANS 8 - Developer Contributions: Transport Infrastructure’ in City Plan 2 and the scale of development proposed, it has been calculated that the proposals generate a developer contribution of £9,000. The applicant has confirmed in writing the acceptability of entering into a legal agreement with the Council in accordance with the provisions of Section 75 of the Town and Country Planning (Scotland) Act 1997, agreeing payment of this contribution. In the event of the proposals being endorsed by the Planning Applications Committee, the normal process would be to obtain contributions prior to issuing a decision notice, although it is considered appropriate in this instance to consider a mechanism whereby the decision notice may issue and payments could be deferred to a mutually agreeable timeframe and payable on a phased basis linked to stages of development. The details of how this can be achieved would be subject to further detailed discussion and would be embodied in a Section 69 Agreement between the applicant and the Council.

Other Council Policies Central Govan Action Plan The Central Govan Action Plan confirms the decline in population in Greater Govan between 1951 and 2001 by 80% from 150,000 to fewer than 30,000, the implications of which include a severe decline in service provision to the current population, including facilities such as shops, churches, schools and other community facilities. This has contributed to a vulnerable and non-sustainable community, the knock-on effects of which include reduction in Govan’s attractiveness as a place to live, work and invest in. PAGE 10 08/01826/DC

One of the central aims of the action plan is to attract more people to live in Govan which can be achieved though its proximity to transport nodes and connections to key employment locations, and proximity to proposed employment growth areas such as Southern General Hospital, Glasgow Harbour, Pacific Quay and established local employers. Dedicated objectives to realise these aims which are of direct relevance to the proposals are:

• Provision of new residential development on key sites to improve housing quality and choice • Improve the existing townscape to create a distinctive town centre • Attraction of private investment that creates employment space • Re-use of vacant/derelict land and listed/underused buildings • Development of heritage and tourism potential.

With specific regard to the Fairfield building, its renovation is also considered to be advantageous to Central Govan and the City as a whole, particularly:

• Re-use of an important yet vacant category “A” listed building • Easy access to the facility via public transport • Releasing other sites within the Action Plan area for new housing • Introduction of employment opportunities for Central Govan to support local services • Removing blight from the surrounding area • Increasing the confidence of the local community.

The Action Plan acknowledges the townscape significance which the remaining shipyards impose on its surrounding neighbourhood, including large sheds and retaining walls which surround them. In considering how their impact could be reduced, the only conclusion offered is demolition. On the other hand the former Fairfield office are acknowledged as a feature building representing a significant element in Govan’s townscape with interesting frontage and an important reminder of the areas heritage. An opportunity exists at this location to provide redefinition of vacant or underused land and refurbishment of the offices is listed as a dedicated project within the action plan with resultant economic advantages for local businesses. In terms of its re-use, the action plan confirms that Clydeport Plc, the owners of the Fairfield offices, have declared the premises surplus to requirements and it was initially envisaged that they be occupied by the Councils Social Work Department.

Unquestionably, the use of the Fairfield building in developing office, heritage and tourism potential, as sought within the action plan, is the best possible solution to ensure its sensitive redevelopment and economic survival, whilst safeguarding what is recognised as an important element of the City’s industrial heritage.

Govan Conservation Area Appraisal Considerable emphasis is placed on the importance of eastwards views along Govan Road from Linthouse, with the frontage of the application site and Elder Park adjacent defining this straight corridor leading to Govan Cross. This represents one of the principle gateways into Govan, as acknowledged above, and benefits from a high level of architectural quality in the form of the “A” listed Fairfield building and unlisted buildings of townscape merit such as traditional sandstone tenements. New development is encouraged to observe original street pattern, as proposed, whilst early action on the sensitive and imaginative reuse of the Fairfield building is encouraged in order to secure its future. As a general principle, potential opportunities for development of built and cultural elements of heritage and tourism will be encouraged, which the applicants refurbishment proposals would take full advantage of.

Impact on Setting of Listed Building In terms of the impact of the residential proposals on the setting of the listed building, the footprint of these elements are broadly in line with those of their preceding urban form. As already confirmed, proposed scale of flats on Govan Road increases marginally at the point where they abut the Fairfield offices, followed by a significant step in scale to the newly formed gable at its western extremity. The Elder Street flats are larger in scale to the offices, although are detached by a significant margin. Their design and verticality are prompted by the characteristics of the office and in streetscape terms, offer positive definition on a visually prominent corner site. The general format of the presented scheme has been refined through a series of pre-application discussions which have borne in mind the sensitiveness of the setting. Historic Scotland is a statutory consultee in this instance, arising from the “A” listed status of the offices, and their response does not offer objection to the format of development proposed within its curtilage. Subject to the revised treatment of frontages to flats, it is considered that the proposals would not impact on the setting of the offices and would not detract from the importance of the Govan Road corridor. PAGE 11 08/01826/DC

In respect of other material considerations, the letters of objection received are summarised and commented upon as follows:

Comment: Whilst not a Residential Development Policy Principle itself, the site does abut an established residential area which is not known to give rise to noise complaints. In the case of the proposed flats, the use of modern building techniques can allow the inclusion of modern mitigation measure to reduce transfer of noise to an acceptable level. Additionally, the layout of flats with bedrooms and living space located on the front elevations will assist in ensuring habitable rooms are effectively separated from noise sources.

• The proposals are very imposing considering they are over 17 metres high in certain sections and will overshadow property on Elder Street. This will result in reduction in sunlight.

Comment: It is acknowledged that availability of sunlight to the street is currently compromised due to the orientation of flats and the path of prevailing sun. It is envisaged that the proposals, despite their increase in scale, will not result in significant additional detriment.

• The increased traffic flow will result in additional noise on an otherwise quiet street with no through-traffic, particularly at peak commuting times.

Comment: Ambient noise level generated by road traffic on Govan Road is already high. Whilst the flats will undoubtedly generate additional vehicular movements, it is considered that these movements will not generate significant additional noise to a level that would affect residential amenity.

• Property on Elder Street will be overlooked resulting in invasion of privacy.

Comment: Distances between opposing windows of existing flats on Elder Street vary between 19.1 and 19.6 metres which exceeds the Councils minimum standard of 18 metres. Therefore, it is concluded that an acceptable degree of privacy will be afforded to both tenants of existing tenements and those of the proposed flats.

• The opportunity should be taken for the replacement building on Elder Street to be sympathetic to the traditional Govan tenements opposite.

Comment: The proposed flats can be considered as a modern interpretation of the traditional tenement, including the highlighting and expressing of corners/gables in much the same way as some traditional tenements.

• What has been proposed in terms of material, window type and their window positioning could be anywhere as it has no reflection of Govan and the traditional dwellings opposite.

Comment: The principle of modern design at this location is considered to represent a refreshing statement as opposed to a straightforward pastiche of the historic fabric.

• The proposals are at least one storey higher than the listed tower on the corner of Govan Road/Elder Street whereas they should be the same height.

Comment: The scale of proposals are considered to provide appropriate definition on a visually prominent corner site, which will contribute to the streetscape quality. PAGE 12 08/01826/DC

Conclusions Govan has experienced a significant decline in population in the past 50 years which, in turn, has contributed to the decline of core services and employment opportunities that would otherwise support the vitality of its community and town centre role. Positive change is ongoing but requires further substantial investment. Key to this is providing the opportunity for repopulation of the community with a critical mass as part of the interdependence of its attractiveness as a place to live, work and invest in.

The proposals are reflective of the specific aims of the Central Govan Action Plan through the appropriate reuse of the Fairfield building, ensuring its long-term survival and protecting part of Govan’s recognised industrial heritage, whilst simultaneously providing welcome employment opportunities. Coupled to this, the introduction of new flats would reinvest in underutilised land and contribute towards improvement of housing quality with a choice of unit sizes. The action plan recognises that the residential needs of recent employment growth in neighbouring areas such as the Southern General Hospital, Glasgow Harbour and Pacific Quay, can be harnessed through the provision of new housing stock in Govan, which the proposals would capitalise on.

The proposals offer an acceptable mix of flatted accommodation which, on the whole, has the potential to create an appropriate townscape contribution on this prominent gateway to Govan. The foregoing assessment highlights the policy standards normally expected of residential development and in this instance, it is acknowledged there are policy failures, including distances from the rear elevations of flats to rear site boundaries on both Govan Road and Elder Street, and to a lesser extent, external finishes and matching floor heights. It is not proposed to provide on-site residential greenspace, although bearing in mind the dense urban fabric of adjacent residential areas, this in itself is not considered to be of overriding detriment to residential amenity, particularly given the proximity of Elder Park immediately opposite.

On balance, the departure from the development plan created by the residential components of the proposals due to the Industrial designation of the site can be supportable in this instance, as it will facilitate the appropriate and sensitive repair and re-use of the Fairfield building. This is considered to be of overriding importance in terms of its gain, both from an environmental viewpoint with its associated aesthetic improvements to the conservation area and introduction of appropriate streetscape, and consideration of its role in helping to re- invigorate Govan, both in terms of its housing market and much needed job creation. The Memorandum of Guidance on Listed Buildings and Conservation Areas acknowledges that such approaches have proven to be successful in stimulating general area based improvements and instilling a spirit of confidence in its future. In this instance, the advantages of the improvement scheme for the Fairfield Building are considered to be of such significance that they weight the balance of consideration in favour of a grant of planning permission.

In arriving at this conclusion, it is important to recognise the timeline of events preceding this application, where efforts to stimulate the successful reuse of the Fairfield building have been exhausted. Initially, Clydeport Plc sought to persuade the operators of the shipyard, BAE Systems (prior to their merger with the VT Group), to refurbish the premises for their own use. BAE were resolutely of the opinion that the premises were surplus to their requirements and returned the building to the ownership of Clydeport, as permitted within an option of their lease. In addition to this, the Central Govan Action Plan focused on the potential use of the offices by the Councils’ Social Work Department and plans were prepared to illustrate the buildings potential in this regard. This would require a suggest lease of up to 30 years and a total investment of £6 million by Clydeport. Notwithstanding this, these proposals proved to be unviable. It is clear that significant effort and resources have been channelled into finding a suitable use for the premises which have taken a considerable period of time, but to no avail. With this in mind and coupled with the precarious condition of the building, considerable weight can be given to the need to find an urgent solution for its rescue.

CONDITIONS AND REASONS

PL-02 Location Map, PL-04 Site Survey, PL-06 Overall Ground Floor Plan as Proposed - Phase 2, PL-07 Site Plan as Proposed - Phase 1, PL-08 Overall Ground Floor Plan as Proposed - Phase 1, PL-09 Site Plan as Proposed - Phase 2, PL-10 Overall Ground Floor Plan as Proposed - Phase 2, PL-11 Site Sections as Proposed, PL-14 Main Building Floor Plan as Proposed, PAGE 13 08/01826/DC

PL-15 (Revision 1.0) Main Building - Sections and Elevations as Proposed, PL-16 Govan Road Residential - Ground Floor Plan, 1st Floor Plan as Proposed, PL-17 Govan Road Residential - 3rd, 4th and 5th Floor Plan as Proposed, PL-18 Govan Road Residential - Sections and Elevations, PL-21 Elder Street Residential - Ground Floor, 1st Floor, 2nd Floor Plan - Phase 1, PL-22 Elder Street Residential - 3rd, 4th, 5th Floor Plan and Roof Plan as proposed, PL-23 (Revision 1.0) Elder Street Residential - Sections and Elevations - Phase 1, PL-24 Elder Street Residential - Ground Floor, 1st Floor, 2nd Floor Plans - Phase 2, PL-25 Elder Street Residential - 3rd, 4th, 5th Floor Plan and Roof Plan - Phase 2, PL-26 Elder Street Residential - Sections and Elevations - Phase 2, and the accompanying Design Statement dated June 2008, prepared by ADF Architecture & Design, Reason: As these drawings constitute the approved development.

02. The Fairfield building shall be used for Class 2 office use and Class 2 office use, Class 4 office use and display of `heritage’, including its fabric and shipyard history and for no other purpose (including any purpose in Class 1 of the Schedule to the Town and Country Planning (Use Classes) (Scotland) Order 1997, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

Reason: To enable the use to be adequately controlled and to remain compatible with the character of the surrounding area.

03. Full details of the design of the proposed new doorway on the rear elevation of the Fairfield building shall be provided for the written approval of the Planning Authority, prior to the commencement of works.

Reason: In order that the works do not detract from the appearance of the building.

Reason: To safeguard the character of the listed building.

04. Prior to the commencement of development, full details of the proposed canopy over the new rear entrance shall be submitted for the prior written agreement of the Planning Authority.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

05. No new services outlets, drainage pipes, ventilation grills, burglar alarms, balanced flue extracts, meter boxes or other services fittings shall be positioned on any part of the building which is visible from either Govan Road or Elder Street.

Reason: To safeguard the character of the listed building and the amenity of the surrounding Conservation Area.

06. All external colours shall be agreed in writing with the Planning Authority prior to the commencement of works.

Reason: In order that the works do not detract from the appearance of the building.

Reason: To safeguard the character of the listed building.

07. Repairs to slated roof areas shall be undertaken in natural slate to match the existing.

Reason: To safeguard the character of the listed building.

08. Details of the extent of stonework repairs necessary and details of the treatment proposed shall be submitted to and approved in writing by the Planning Authority before work commences.

Reason: To safeguard the character of the listed building.

09. Stone repairs, including those to chimneys, shall precisely match the colour and texture of the existing stone (as cleaned). PAGE 14 08/01826/DC

Reason: To safeguard the character of the listed building.

10. The exposed west gable abutting the pend shall be finished in natural stone to match existing in colour, texture and block sizes with lime mortar joints.

Reason: To safeguard the character of the listed building.

11. Gutters and downpipes shall be painted in a colour to be agreed in writing with the Planning Authority prior to the commencement of the works.

Reason: In order that the works do not detract from the appearance of the building.

12. All new and replacement external rainwater pipework shall be constructed in cast iron.

Reason: In order that the works do not detract from the appearance of the building.

13. Prior to the commencement of works the applicant shall submit a Schedule of Works for any repairs required for existing windows for the written approval of the Planning Authority. All existing windows and associated joinery are to be retained, repaired and refurbished.

Reason: To ensure that the architectural integrity of this Category 'A' listed building is not compromised.

14. Prior to the commencement of development, revised details for the proposed gate on the corner of Govan Road and Elder Street shall be submitted for the written approval of the Planning Authority, including facilitation of pedestrian access to the site as part of the mainstream access arrangements.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

15. Prior to the commencement of development, a full programme of works shall be submitted for the written Planning Authority, confirming the intended timeframe for repair works, demolitions works and phasing arrangements of the residential and office elements of the development.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

16. Elevation design and use of materials of the flats on Govan Road and Elder Street are not approved. Prior to the commencement of development, the applicant shall submit revised proposals for the design and finish of the flats, including samples of materials in respect of type, colour and texture. The revised proposals shall include sympathetic treatment of junction between the flats on Govan Road and the Fairfield building.

Reason: To safeguard the character of the listed building and the amenity of the surrounding Conservation Area.

17. Prior to the commencement of development, revised details shall be submitted for the written approval of the Planning Authority showing the continuation of the high wall from the gate piers on the corner of Govan Road to abut the Elder Street flats.

Reason: To safeguard the character of the listed building and the amenity of the surrounding Conservation Area.

18. Hours of construction and associated activity on site shall be restricted to 0800-1800hrs, Monday to Friday, and 0800 - 1300 hours on Saturdays, or as may otherwise be agreed in writing with the Planning Authority. No working shall take place on Sundays or Bank Holidays.

Reason: In order to safeguard residential amenity.

19. Details of temporary boundary treatment following demolition works shall be submitted to the Planning Authority for approval before commencement of work and shall be painted and/or maintained in good PAGE 15 08/01826/DC

condition and kept free of advertisements until completion of the works, or as otherwise agreed in writing with the Planning Authority.

Reason: In order to protect the visual amenity of the surrounding area.

20. Vehicular access to pends shall be taken via dropped kerb footway crossings in accordance with Figure 10.18 of the GCC Roads Development Guide (RDG).

Reason: In the interests of traffic safety at the locus.

21. Doors to open inwards or be suitable recessed behind the heel of the footway and door thresholds to be compatible with existing footway levels.

Reason: In the interests of pedestrian and vehicular safety.

22. Full width resurfacing of the footways to be provided for the entire frontage of the proposed development.

Reason: In the interests of pedestrian and vehicular safety.

23. Pend access to have a minimum width of 5m for two way vehicular movement and a minimum height clearance of 2100mm with a preferred clearance of 2300mm.

Reason: In the interests of traffic safety at the locus.

24. Prior to the commencement of development, full details of any proposed gates or barriers at entrances/exits to the site, including design, material, finish, location and method of controlling entry, shall be submitted for the written approval of the Planning Authority.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

25. All internal parking bays shall be 5.0 metres x 2.5 metres with aisle widths of 6.0 metres.

Reason: In the interests of traffic safety at the locus.

26. Each dwelling to be allocated a particular individual private off-road parking space. Spaces 01-20 shall be allocated to 20 flats on the Govan Road frontage, spaces 61-105 to the 45 flats on Elder Street and the remaining 40 spaces allocated to the office building. The spaces shall be clearly marked for the dedicated users.

Reason: In the interest of traffic safety and to safeguard the amenity of the surrounding area.

27. Safe, secure and sheltered cycle parking shall be provided in accordance with policy TRANS 6 of the Glasgow City Plan Policy and shall be subject to the prior written approval of the Planning Authority.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

28. All dwellings and offices shall be designed and constructed so that noise from road traffic and industrial activity does not give rise to an internal L10 (18 hour) level of more than 40dB(A), (windows closed). Prior to the commencement of development, full details of noise mitigation measures to conform with these standards shall be submitted for the prior written approval of the Planning Authority. The required mitigation measures shall be carried out prior to the occupation of any dwelling and shall be retained in the agreed format thereafter.

Reason: In order to protect the residential amenity of the development and to ensure that no dwellings are erected in a position which exposes them to unacceptable levels of noise and/or vibration.

29. No construction work shall take place on site until a series of tests for ground contamination have been carried out in accordance with a method approved by the Planning Authority and the recommendations published by the Department of the Environment. No construction work shall be started until remedial PAGE 16 08/01826/DC

work considered necessary by the Planning Authority as a result of these tests has been carried out and the ground has been made safe.

Reason: To ensure the ground is suitable for residential development.

30. Light from the use of the facility shall not give rise to:

a) An "Upward Waste Light Ratio" (maximum permitted percentage of luminaire lux that goes directly to the sky) in excess of 15%

b) A "Light Into Windows" measurement in excess of 10Ev (lux). (Ev is the vertical luminance in lux.)

c) A "Source Intensity" measurement in excess of 100 Kcd (kilocandela). (Source Intensity applies to each source in the potentially obtrusive direction out of the area being lit.)

Reason: In order to safeguard the property itself and the amenity of the surrounding area.

31. Noise from or associated with the completed development (the building and fixed plant) shall not give rise to a noise level, assessed with windows closed, within any dwelling or noise sensitive building in excess of that equivalent to Noise Rating Curve (NRC) 35 between the hours of 0700 hours and 2200 hours and Noise Rating Curve (NRC) 25 at all other times.

Reason: In order to safeguard the property itself and the amenity of the surrounding area.

32. All mechanical ventilation and air conditioning plant shall be suitably isolated from the structure of the building and fan units positioned in a ducted system shall be isolated from the ducting by means of flexible connections.

Reason: In order to safeguard the property itself and the amenity of the surrounding area.

33. To minimise structure borne noise or vibration, lifts and/or hoists, including doors, guide rails and ancillary plant and machinery shall be suitably isolated from the structure of the building.

Reason: In order to safeguard the property itself and the amenity of the surrounding area.

34. A scheme of hard landscaping including shall be submitted to and approved by the Planning Authority in writing prior to the commencement of works on site.

Reason: In order to protect the visual amenity of the surrounding area.

35. Suitable provision shall be made for refuse storage facilities including provision of appropriate refuse bins. Full details shall be submitted to and approved by the Planning Authority prior to the commencement of works.

Reason: In order to safeguard the property itself and the amenity of the surrounding area.

36. Any external floodlighting of the building or of the site shall be sited and/or shielded so as to offer no traffic hazards or distraction to vehicular traffic outwith the site.

Reason: In the interests of traffic safety at the locus.

ADVISORY NOTES TO APPLICANT

01. The applicant is advised that, apart from the external modifications to the Fairfield offices indicated on the submitted drawings and the accompanying design statement, repairs to the premises should only be undertaken on a like-for-like basis.

on the Ancient and Historical Monuments of Scotland, John Sinclair House, 16 Bernard Terrace, Edinburgh EH8 9NX, and thereafter allow the Commission a period of up to three months for recording purposes, during which period demolition may not be undertaken, unless the Commission has indicated in writing that its record has been completed. A copy of the form which you are required to send to The Royal Commission on the Ancient and Historical Monuments of Scotland is attached.

03. The grant of planning permission does not remove the requirement for Listed Building Consent for any alterations, either internal or external, which may be required in order to implement this planning permission.

04. It is recommended that the applicant should consult with Land and Environmental Services (Environmental Health) concerning this proposal in respect of legislation administered by that Department which is likely to affect this development.

05. There are no existing Controlled Parking Zones in the immediate area. The developer and each prospective purchaser should be made aware that future residents will not be eligible to purchase a resident's on-road parking permit, should these be introduced in the future in line with Council policy.

06. The applicant is advised that appropriate directional signage/lining should be provided within the off- road parking court to support the one-way operation of the "ingress" and "egress" access on Elder Street.

07. The applicant is advised that the 11 on-road parking spaces are outwith the defined planning unit and form part of the public road. Accordingly, they are not considered to form part of the dedicated parking supply for any aspect of the proposals.

08. It is recommended that the applicant should consult with Scottish Water concerning this proposal in respect of legislation administered by that organisation which is likely to affect this development.

09. The applicants are reminded of the following policies of Land and Environmental Services (Cleansing):

REFUSE CONTAINMENT

It is the responsibility of the developer/owner to purchase the agreed means of refuse containment.

WHEELED BIN REFUSE COLLECTION

Where the developer is planning a wheeled bin method of refuse containment and collection, the conditions governing this system must be complied with, ie that the wheeled bin is presented at/and collected from, the agreed location (kerb side, air space etc) on the advised day of refuse collection by the owner/tenant/caretaker etc.

10. The bin store hardstanding shall be solid and washable. The method of solid waste storage shall ensure prevention of access by vermin. The use of wheeled bins with fitted lids would satisfy this requirement.

11. Prior to the installation of the lighting system, the applicant should submit certification from a member of the Institute of Lighting Engineers, or other suitably qualified person, to the Planning Authority confirming that the proposed system will satisfy the requirements of the above condition.

12. Prior to commencement of use of the facility, the applicant should, following the testing of the lighting system, submit certification from a member of the Institute of Lighting Engineers, or other suitably qualified person to the Planning Authority confirming that the system complies with its design specification.

13. Construction and/or demolition work associated with this development should conform to the recommendations/standards laid down in BS5228 Part 1: 1997 "Noise and Vibration Control on Construction and Open Sites". Best Practicable Means as defined in Section 72 of the Control of Pollution Act 1974 should be employed at all times to ensure noise levels are kept to a minimum.

PAGE 18 08/01826/DC

14. It is recommended that noise associated with construction and demolition works in residential areas shall not occur before 0800 or after 1900 from Monday to Friday, and not before 0800 or after 1300 on Saturdays. Noise from construction or demolition works shall be inaudible at the site's perimeter on Sundays and public holidays. Land and Environmental Services should be notified of emergency works likely to create noise that will occur at these hours.

15. The applicant should consult Scottish Water concerning this proposal in respect of legislation administered by that organisation which is likely to affect this development. In particular, sustainable drainage systems (SUDS) should be designed and constructed in accordance with the vestment standards contained in "Sewers for Scotland", 2nd edition 2007. The applicant is advised that, where drainage systems including SUDS are not vested in Scottish Water, it is the applicant's/developer's responsibility to maintain those systems in perpetuity or to make legal arrangements for such maintenance.

16. The selection of an appropriate stone for building up the west gable at the pend should be undertaken in consultation with a stone specialist. Ideally, the original stone type should be characterised by petrographic analysis (BS EN 12407: 2000) in order to select a suitable stone. Impartial advice on the selection and performance of the stone can be obtained from various organisations such as The British Geological Survey, Building Research establishment, Scottish Stone Liaison Group, etc.

ADVISORY NOTES TO COUNCIL

01. This application requires to be notified to the Scottish Ministers under the Town and Country Planning (Notification of Applications) (Scotland) Direction 2007. (NOTDIR)

02. The completion of a satisfactory Agreement in terms of Section 75 of the Town and Country Planning (Scotland) Act 1997 is a pre-requisite to the issue of planning permission by the Planning Authority.

for Executive Director of Development and Regeneration Services DC/ SML/k 04/12/2008

BACKGROUND PAPERS

PLEASE NOTE THE FOLLOWING:

Any Ordnance Survey mapping included within this report is provided by Glasgow City Council under licence from the Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to license Ordnance Survey mapping/map data for their own use. The OS website can be found at www.ordnancesurvey.co.uk

If accessing this report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale.

PAGE 19 08/01826/DC

PLANNING APPLICATIONS COMMITTEE

Report by Executive Director of Development and Regeneration Services

Contact: Mr S McCollam Phone: 0141 287 6021

APPLICATION TYPE Listed Building Consent

RECOMMENDATION Grant Subject to Condition(s)

APPLICATION 08/01827/DC DATE VALID 14.08.2008

SITE ADDRESS Site At Govan Road/ Elder Street Glasgow

PROPOSAL Internal and external repairs and alterations to listed building comprising enlargement of window opening to form new rear entrance with disabled access, remodelling of ground floor layout, installation of mezzanine areas to first floor and new gate to main entrance on Govan Road/Elder Street.

APPLICANT Clydeport PLC AGENT ADF Architecture And Design 16 Robertson Street Cumbrae House Glasgow 15 Carlton Court G2 8DS Glasgow G5 9JP

WARD NO(S) 05, Govan COMMUNITY 02_073, Govan COUNCIL

CONSERVATION LISTED A AREA Govan

ADVERT TYPE Affecting a Conservation PUBLISHED 29 August 2008

Area/Listed Building

CITY PLAN Industry and Business

REPRESENTATIONS/CONSULTATIONS

• The proposals are very imposing considering they are over 17 metres high in certain sections and will overshadow property on Elder Street. This will result in reduction in sunlight.

• The increased traffic flow will result in additional noise on an otherwise quiet street with no through-traffic, particularly at peak commuting times. PAGE 2 08/01827/DC

• Property on Elder Street will be overlooked resulting in invasion of privacy.

• The opportunity should be taken for the replacement building on Elder Street to be sympathetic to the traditional Govan tenements opposite.

• What has been proposed in terms of material, window type and their window positioning could be anywhere as it has no reflection of Govan and the traditional dwellings opposite.

• The proposals are at least one storey higher than the listed tower on the corner of Govan Road/Elder Street whereas they should be the same height.

Historic Scotland: Comments offered confirm support for the proposals.

SITE AND DESCRIPTION

THE SITE

The application site forms part of the Clydeport shipyards on the south side of the River Clyde and is bounded by Govan Road to the south and Elder Street to the east. On Govan Road, the site is currently occupied by the “A” listed former Fairfield shipyard office’s, including its later unlisted extension, whilst Elder Street until recently accommodated a three-storey red brick building which has been demolished by Clydeport, although its later extension remains in-situ. The remainder of the shipyard is in operation by BVT Surface Fleet (an amalgamation of BAE Systems and VT Group), including the large sheds immediately to the north and west of the defined planning unit. Other characteristics of the area include traditional sandstone tenemental flats on the east side of Elder Street with Elder Park and St Anthony’s Primary School to the south of Govan Road.

Nature of Development Sought Listed building consent is sought to remodel an existing window opening on the rear elevation to form a new glazed entrance to the office building, in addition to internal alterations comprising increased width of the central corridor at ground floor, removal of partition walls with limited introduction of new partitions at ground and first floor level and construction of a mezzanine level above first floor. For the most part, removal of partitions will facilitate the formation a new foyer and reception at ground floor, meaningful workspaces at first and second floor and a new stairwell on the west wing. Other new internal features to be introduced comprise a lift, WC facilities and new stair access to each of the four new mezzanine spaces. The existing map/photography room at roof level will be refurbished, including renewal of the existing north rooflights. It is also intended to replace the existing solid gate on the corner of Govan Road and Elder Street with a more contemporary version, incorporating a randomised pattern. PAGE 3 08/01827/DC

The proposals have been subject to pre-application discussions, focusing mainly on the principle of development and its design characteristics. Prior to the evolution of the current proposals, an options appraisal study was commissioned by Govan Workspace Ltd and funded by the Architectural Heritage Fund to examine potential re-uses of the Fairfield building. The three options tested were; residential accommodation; office use; and heritage and office use. A residential scheme of 22 flats was explored although was considered to be neither practical nor viable due to the resultant large scale flats informed by the layout of the building as the only solution, and the cost of repair and restoration of the building, placing their cost beyond potential sales income. Office use was considered to be more appropriate but again, achieving the required level of funding of £4.7m was not considered to be feasible, as a shortfall of almost £1.1m was anticipated. The heritage/office use was considered to be the preferred use for several reasons, including its ability to express and provide accessibility to the buildings historic fabric, and was more amenable to capturing the interests of public sector agencies and charitable trusts. The appraisal concludes that characteristics of this use would “…embrace the themes of local and national heritage, education and learning, and community participation and regeneration”, with the potential to attract funding from bodies such as the Heritage Lottery Fund and charitable trusts.

Govan Workspace Ltd annual review to March 2008 confirms that grant aid has been sough to support the reuse of the premises for the preferred heritage/office use. The two potential sources of grant aid identified are Glasgow City Council and Historic Scotland, with the review acknowledging offers of £300,000 and £450,000 respectively. More recent correspondence from Govan Workspace Ltd has sought to gain funding of £400,000 and £625,000 from these sources, the success of which is unknown at this stage. Funding from these two sources is intended to facilitate immediate repairs to prevent further deterioration and making the premises wind and watertight, which are anticipated to cost in the region of £1.1 million.

Accompanying Applications The new entrance on the rear elevation and the new gate both form part of an accompanying application for planning permission (08/01826/DC) which also considers the use of the premises, and the addition of new-build flats abutting the west wing and on Elder Street. The aforementioned residential development is dependant upon the accompanying application for conservation area consent (08/01828/DC) addressing retrospective demolition of the three-storey red brick building on Elder Street and consent to demolish of the unlisted extension to the “A” listed Fairfield office building on Govan Road.

POLICIES

The site lies within an area designated as an ‘Industry and Business’ Development Policy Principle within the Glasgow City Plan. The following policies are of particular relevance;

• DEV 3 Industry and Business • HER 1 Conservation Areas • HER 2 Listed Buildings (Buildings of Architectural and Historic Importance) • HER 3 Design Standards for Listed Buildings and Properties in Conservation Areas

ASSESSMENT AND CONCLUSIONS

Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that when an application is made, it shall be determined in accordance with the Development Plan unless material considerations dictate otherwise. Under the terms of the Planning (Listed Building and Conservation Area) (Scotland) Act 1997, the Council is required to have special regard to preserving the building or its setting or any special architectural or historic interest which is possesses and preserving or enhancing the character or appearance of the Conservation Area.

Fairfield Offices and Gate Piers The extent of external modifications to the original element of the Fairfield offices sought within this planning application comprises the enlargement of an existing window opening on the rear elevation to form a glazed entrance which will be served by a disabled access ramp with a safety glass balustrade and aluminium railings. Elevation and floor plan drawings indicate the inclusion of an aluminium canopy linked to a vertical element of aluminium cladding to the west of the new entrance although no indication of the extent of canopy projection has been given. The new entrance would be centrally located on the rear elevation, behind the original entrance from Govan Road and would access onto a newly created, enlarged foyer and reception area. Rationalisation for the new entrance is based on the space restrictions to the existing front entrance and the internal change in floor level which is not conducive to disabled access. PAGE 4 08/01827/DC

The proposed replacement gate at the listed gate piers is aesthetically acceptable as a means of enclosure and due to its perforated design, will still retain views into the site. Notwithstanding this, it is considered inappropriate to discontinue the historic function of this access for daily use. By way of rational for the generally static nature of the gate, the design statement simply states that given the nature of development behind, the gate will only be operated by Govan Workspace as part of “Doors Open Day” and other organised tours. This does not provide sufficient reasoning to prohibit access and an acceptable compromise would be maintenance of access for pedestrian purposes.

Other Council Policies Central Govan Action Plan With specific regard to the Fairfield building, its renovation is also considered to be advantageous to Central Govan and the City as a whole, particularly;

As a general principle, potential opportunities for development of built and cultural elements of heritage and tourism will be encouraged, which the applicants refurbishment proposals would take full advantage of.

In respect of other material considerations, the points raised in the letters of objection refer solely to redevelopment of elements of the site for residential purposes and do not directly relate to the remit of this application for listed building consent. In the interests clarity, the following commentary has been made on the accompanying planning application: PAGE 5 08/01827/DC

• The proposals are very imposing considering they are over 17 metres high in certain sections and will overshadow property on Elder Street. This will result in reduction in sunlight.

• The increased traffic flow will result in additional noise on an otherwise quiet street with no through-traffic, particularly at peak commuting times.

• Property on Elder Street will be overlooked resulting in invasion of privacy.

• The opportunity should be taken for the replacement building on Elder Street to be sympathetic to the traditional Govan tenements opposite.

• What has been proposed in terms of material, window type and their window positioning could be anywhere as it has no reflection of Govan and the traditional dwellings opposite.

Comment: The principle of modern design at this location is considered to represent a refreshing statement as opposed to a straightforward pastiche of the historic fabric.

• The proposals are at least one storey higher than the listed tower on the corner of Govan Road/Elder Street whereas they should be the same height.

Comment: The scale of proposals are considered to provide appropriate definition on a visually prominent corner site, which will contribute to the streetscape quality.

CONCLUSIONS

The proposed external modifications are considered to be relatively minimal and will not detract from the character or appearance of the building. The indicated internal works involve modest reconfiguration and removal of partitions, although the general layout and internal features of merit will be preserved. The proposals are reflective of the specific aims of the Central Govan Action Plan through the appropriate reuse of the Fairfield building, ensuring its long-term survival and protecting part of Govan’s recognised industrial heritage. PAGE 6 08/01827/DC

It is concluded that the proposals would not materially impact on the character of the listed building itself, or of its conservation area setting. Having regard to the acceptable nature of proposed development, in accordance with policies HER 2 and HER 3 of the City Plan, and the supporting comments offered by Historic Scotland, it is recommended that consent be granted, subject conditions. Arising from the Category “A” listed status of the premises, Historic Scotland must be informed of the Councils recommendation, if they are minded to grant consent.

CONDITIONS AND REASONS

01. The development shall be implemented in accordance with drawing number(s)

PL-02 Location Map PL-04 Site Survey PL-06 Overall Ground Floor Plan as Proposed - Phase 2 PL-11 Site Sections as Proposed PL-14 Main Building Floor Plan as Proposed PL-15 (Revision 1.0) Main Building - Sections and Elevations as Proposed and the accompanying Design Statement dated June 2008, prepared by ADF Architecture & Design, as qualified by the undernoted condition(s), or as otherwise agreed in writing with the Planning Authority.

Reason: As these drawings constitute the approved development.

02. Full details of the design of the proposed new doorway on the rear elevation of the Fairfield building shall be provided for the written approval of the Planning Authority, prior to the commencement of works.

Reason: In order that the works do not detract from the appearance of the building.

Reason: To safeguard the character of the listed building.

03. Prior to the commencement of development, full details of the proposed canopy over the new rear entrance shall be submitted for the prior written agreement of the Planning Authority.

Reason: To enable the Planning Authority to consider these aspects in detail.

04. No new services outlets, drainage pipes, ventilation grills, burglar alarms, balanced flue extracts, meter boxes or other services fittings shall be positioned on any part of the building which is visible from either Govan Road or Elder Street.

Reason: To safeguard the character of the listed building and the amenity of the surrounding Conservation Area.

05. All external colours shall be agreed in writing with the Planning Authority prior to the commencement of works.

Reason: In order that the works do not detract from the appearance of the building.

Reason: To safeguard the character of the listed building.

06. Repairs to slated roof areas shall be undertaken in natural slate to match the existing.

Reason: To safeguard the character of the listed building.

07. Details of the extent of stonework repairs necessary and details of the treatment proposed shall be submitted to and approved in writing by the Planning Authority before work commences.

Reason: To safeguard the character of the listed building. PAGE 7 08/01827/DC

08. Stone repairs, including those to chimneys, shall precisely match the colour and texture of the existing stone (as cleaned).

Reason: To safeguard the character of the listed building.

09. The exposed west gable abutting the pend shall be finished in natural stone to match existing in colour, texture and block sizes with lime mortar joints.

Reason: To safeguard the character of the listed building.

10. Gutters and downpipes shall be painted in a colour to be agreed in writing with the Planning Authority prior to the commencement of the works.

Reason: In order that the works do not detract from the appearance of the building.

11. All new and replacement external rainwater pipework shall be constructed in cast iron.

Reason: In order that the works do not detract from the appearance of the building.

12. Prior to the commencement of works the applicant shall submit a Schedule of Works for any repairs required for existing windows for the written approval of the Planning Authority. All existing windows and associated joinery are to be retained, repaired and refurbished.

Reason: To ensure that the architectural integrity of this Category 'A' listed building is not compromised.

13. Prior to the commencement of development, revised details for the proposed gate on the corner of Govan Road and Elder Street, including design, material and finish, shall be submitted for the written approval of the Planning Authority, including facilitation of pedestrian access to the site as part of the mainstream access arrangements.

Reason: To enable the Planning Authority to consider these aspects in detail.

14. Protection measures for internal and external fabric identified in the Conservation Audit Statement appended to the Inventory of Articles and Features prepared in support of the proposals shall be implemented in full. Confirmation of these measures shall be forwarded to the Planning Authority upon their implementation.

Reason: To safeguard the character of the listed building.

ADVISORY NOTES TO APPLICANT

02. In cases where a Listed Building Consent/Conservation Area Consent authorises a measure of demolition the applicant(s) must give notice of intention to carry out the work to the Royal Commission on the Ancient and Historical Monuments of Scotland, John Sinclair House, 16 Bernard Terrace, Edinburgh EH8 9NX, and thereafter allow the Commission a period of up to three months for recording purposes, during which period demolition may not be undertaken, unless the Commission has indicated in writing that its record has been completed.

A copy of the form which you are required to send to The Royal Commission on the Ancient and Historical Monuments of Scotland is attached.

PAGE 8 08/01827/DC

ADVISORY NOTES TO COUNCIL

01. This application requires to be referred to Historic Scotland

for Executive Director of Development and Regeneration Services DC/SML/s/1 04/12/2008

PLEASE NOTE THE FOLLOWING:

If accessing this report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale.

PAGE 9 08/01827/DC

PLANNING APPLICATIONS COMMITTEE

Report by Executive Director of Development and Regeneration Services

Contact: Mr S McCollam Phone: 0141 287 6021

APPLICATION TYPE Conservation Area Consent

RECOMMENDATION Grant Subject to Condition(s)

APPLICATION 08/01828/DC DATE VALID 18.09.2008

SITE ADDRESS Site At Govan Road/ Elder Street Glasgow

PROPOSAL Demolition of two unlisted buildings in Conservation Area (part Retrospective).

APPLICANT Clydeport PLC AGENT ADF Architecture And Design 16 Robertson Street Cumbrae House Glasgow 15 Carlton Court G2 8DS Glasgow G5 9JP

WARD NO(S) 05, Govan COMMUNITY 02_073, Govan COUNCIL

CONSERVATION LISTED A AREA Govan

ADVERT TYPE Affecting a Conservation PUBLISHED

Area/Listed Building

CITY PLAN Industry and Business

REPRESENTATIONS/ CONSULTATIONS

Letters of objection have been received from a local resident and the Architectural Heritage Society of Glasgow. Specific issues from the objections can be summarised as follows:-

• The proposals are very imposing considering they are over 17 metres high in certain sections and will overshadow property on Elder Street. This will result in reduction in sunlight.

• The increased traffic flow will result in additional noise on an otherwise quiet street with no through-traffic, particularly at peak commuting times.

• Property on Elder Street will be overlooked resulting in invasion of privacy.

• The opportunity should be taken for the replacement building on Elder Street to be sympathetic to the traditional Govan tenements opposite.

• What has been proposed in terms of material, window type and their window positioning could be anywhere as it has no reflection of Govan and the traditional dwellings opposite.

• The proposals are at least one storey higher than the listed tower on the corner of Govan Road/Elder Street whereas they should be the same height. PAGE 2 08/01828/DC

Historic Scotland: Comments offered confirm support for the proposals.

SITE AND DESCRIPTION

Background of the Fairfield Building Fairfield’s Shipyard was established in 1864 by John Elder and Charles Randolph, and later owned by Sir William Pearce from 1878, during which period the Fairfield Offices were designed by Honeyman and Keppie Architects (constructed 1890). The offices comprise the pedimented central section flanked by bays to the east and west and incorporate the later extension to the west in 1956. The original offices and adjoining single-storey gate lodge and piers are “A” listed whereas the latter extension and walkway linking the now demolished red brick building on Elder Street do not form part of the statutory listing.

Nature of Development Sought This application seeks conservation area consent for retrospective demolition of the three-storey red brick building formerly on Elder Street and consent to demolish of the unlisted extension to the “A” listed Fairfield office building on Govan Road. The demolition represents enabling works to facilitate the applicants overall proposals to construct flats on the respective areas in conjunction with proposals for modification and reuse of the former Fairfield offices (planning permission 08/01826/DC), the latter of which is also the subject of an application for listed building consent (08/01827/DC)

POLICIES

The site lies within an area designated as an ‘Industry and Business’ Development Policy Principle within the Glasgow City Plan. The following policy is of particular relevance;

• HER 1 Conservation Areas

ASSESSMENT AND CONCLUSIONS

Under Section 64 and 66 of the Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 the Council is required to have special regard to preserving the building or its setting or any features of special architectural or historic interest which it possesses, and preserving or enhancing the character or appearance of the Conservation Area.

Policy HER 1 acknowledges that conservations are characterised by buildings and the spaces between buildings being if architectural and/or historic importance. Whilst this policy implies a strong presumption against demolition of unlisted buildings in conservation areas, it is recognised that there may be instances where removal and replacement of buildings may be compatible with the overall integrity of the area.

PAGE 3 08/01828/DC

In terms of the 1956 extension to west of the Fairfield building, Historic Scotland’s’ statutory list confirms that this part does not form part of the listing. The intended replacement structure has been the subject of significant pre-application discussion and is considered to be suitable in terms of its scale and aesthetics, which in turn will make an importance contribution to the conservation area.

The applicant has confirmed that a building warrant was obtained for demolition of the former red-brick building on Elder Street prior to designation of Govan as a Conservation Area. Despite being unlisted, the Govan Conservation Area Appraisal categorises this building as being of ‘townscape merit’. It is acknowledged that the premises have been lost which is irreversible, however, as noted above, the overall scheme has been the subject of significant pre-application discussion and the replacement structure is considered to be suitable in terms of its scale and with revised aesthetic treatment, will offer appropriate definition at an important corner site, which will contribute to the enhancement of the conservation area. Discussions with the applicants’ agent referred to the relatively poor condition of this building which was not a particularly noteworthy example or of any individual merit.

In respect of other material considerations, the points raised in the letters of objection refer solely to redevelopment of elements of the site for residential purposes and do not directly relate to the remit of this application for conservation area consent, which can only consider the demolition of buildings on Govan Road and Elder Street. In the interest’s clarity, the following commentary has been made on the accompanying planning application;

• The proposals are very imposing considering they are over 17 metres high in certain sections and will overshadow property on Elder Street. This will result in reduction in sunlight.

Comment:- It is acknowledged that availability of sunlight to the street is currently compromised due to the orientation of flats and the path of prevailing sun. It is envisaged that the proposals, despite their increase in scale, will not result in significant additional detriment.

• The increased traffic flow will result in additional noise on an otherwise quiet street with no through-traffic, particularly at peak commuting times.

Comment:- Ambient noise level generated by road traffic on Govan Road is already high. Whilst the flats will undoubtedly generate additional vehicular movements, it is considered that these movements will not generate significant additional noise to a level that would affect residential amenity.

• Property on Elder Street will be overlooked resulting in invasion of privacy.

Comment:- Distances between opposing windows of existing flats on Elder Street vary between 19.1 and 19.6 metres which exceeds the Councils minimum standard of 18 metres. Therefore, it is concluded that an acceptable degree of privacy will be afforded to both tenants of existing tenements and those of the proposed flats.

• The opportunity should be taken for the replacement building on Elder Street to be sympathetic to the traditional Govan tenements opposite.

Comment:- The proposed flats can be considered as a modern interpretation of the traditional tenement, including the highlighting and expressing of corners/gables in much the same way as some traditional tenements.

• What has been proposed in terms of material, window type and their window positioning could be anywhere as it has no reflection of Govan and the traditional dwellings opposite.

Comment:- The principle of modern design at this location is considered to represent a refreshing statement as opposed to a straightforward pastiche of the historic fabric.

PAGE 4 08/01828/DC

• The proposals are at least one storey higher than the listed tower on the corner of Govan Road/Elder Street whereas they should be the same height.

Comment:- The scale of proposals are considered to provide appropriate definition on a visually prominent corner site, which will contribute to the streetscape quality.

Conclusions

It is clear from the information accompanying the associated planning and listed building applications that the former Fairfield offices are in a significant state of disrepair and concern is directed at their future existence. The case has been made by the applicant that the residential proposals outlined in planning application 08/01826/DC will be the impetus for works to enable the sensitive reuse and economic repair of this category “A” listed building. On this basis, the extent of demolition outlined is considered to be acceptable in this instance, having regard to the general environmental gain to be obtained by the indicated redevelopment.

CONDITIONS AND REASONS

01. The development shall be implemented in accordance with drawing number PL-02 Location Map, as qualified by the undernoted condition(s), or as otherwise agreed in writing with the Planning Authority.

Reason: As these drawings constitute the approved development.

02. No demolition works shall commence until contracts have been signed for the construction of the redevelopment proposals hereby approved. Written evidence should be submitted to and approved by the Planning Authority.

Reason: To safeguard the character of the listed building and the amenity of the surrounding Conservation Area.

03. Details of any temporary barricades proposed during the works involved shall be submitted to the Planning Authority for approval and before commencement of work on the barricades and shall be implemented in the approved manner. The barricades shall be painted and/or maintained in good condition and kept free of advertisements.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

Reason: In order to protect the visual amenity of the surrounding area.

04. Prior to the commencement of demolition works, a survey for bats shall be undertaken and any need for mitigation shall be addressed and submitted to the Planning Authority for prior written approval.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.

05. No demolition shall commence until the necessary bat licence has been obtained.

Reason: In the interest of wildlife protection.

ADVISORY NOTES TO APPLICANT

01. In cases where a Listed Building Consent/Conservation Area Consent authorises a measure of demolition the applicant(s) must give notice of intention to carry out the work to the Royal Commission on the Ancient and Historical Monuments of Scotland, John Sinclair House, 16 Bernard Terrace, Edinburgh EH8 9NX, and thereafter allow the Commission a period of up to three months for recording purposes, during which period demolition may not be undertaken, unless the Commission has indicated in writing that its record has been completed. PAGE 5 08/01828/DC

A copy of the form which you are required to send to The Royal Commission on the Ancient and Historical Monuments of Scotland is attached.

02. Construction and/or demolition work associated with this development should conform to the recommendations/standards laid down in BS5228 Part 1: 1997 "Noise and Vibration Control on Construction and Open Sites". Best Practicable Means as defined in Section 72 of the Control of Pollution Act 1974 should be employed at all times to ensure noise levels are kept to a minimum.

ADVISORY NOTES TO COUNCIL

01. This application requires to be referred to Historic Scotland.

for Executive Director of Development and Regeneration Services DC/SML/amu1 04/12/2008

PLEASE NOTE THE FOLLOWING:

If accessing this report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale.

PAGE 6 08/01828/DC