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.

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