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WEST LOTHIAN PLANNING COMMITTEE Report By WEST LOTHIAN PLANNING COMMITTEE Report by Development Management Manager 1 DESCRIPTION OF THE PROPOSAL 1.1 Conservation area consent for the demolition of unlisted buildings in Bangour Village Conservation Area. 2 DETAILS Reference no. 0608/LBC/15 Owner of site NHS Lothian Applicant NHS Lothian Ward & local Broxburn, Uphall and members Winchburgh Tony Boyle Diane Calder Janet Campbell Alex Davidson Case officer Ross Burton Contact details [email protected] Reason for Referral to West Lothian Planning Committee: 2.1 This is a supporting application to the ‘major’ application for planning permission in principle for the development of the former Bangour Village Hospital (0607/P/15). That application is being considered by the West Lothian Planning Committee and the full council because it is a ‘major’ application which constitutes a departure from the development plan. 2.2 This application, and four listed building consent applications for the demolition of listed buildings on the site are, likewise, being reported to the West Lothian Planning Committee in order that members are aware of the extent of decision making required to determine the application for planning permission in principle and that the associated applications can be determined simultaneously. 2.3 There is no requirement under the Town and Country Planning (Scotland) Act 1997 that in determining applications for conservation consent, that the applicant and those persons who have made representation on the application may appear before and be heard by a committee of the council. Nevertheless, to facilitate the Bangour decision, Standing Orders have been adapted to allow both the West Lothian Planning Committee and the full Council (planning) to determine all Bangour applications. 2.4 A subsequent report will be presented to West Lothian Council and the application for conservation area consent can then be determined. 3 RECOMMENDATION 3.1 It is recommended that West Lothian Planning Committee notes the contents of this report and the terms of all representations that are made by those appearing at the hearing prior to a decision being made on the planning application by West Lothian Council. 4 Location, site history and description of the proposal. 4.1 Appendix (a) is a plan showing the boundary of Bangour Village Conservation Area, and indicates the buildings proposed for demolition. Also attached (appendix b) is a gazetteer of all unlisted buildings on site. The area around Bangour Village Hospital was designated as a conservation area by the council on closure of the hospital in 2004. The conservation area designation aimed at protecting the special character and appearance of the area. Stautory it means that no buildings can be demolished without consent from the council. Additionally, the council’s consent is required for the removal of any trees. The current application does not seek approval for any woodland removal. 4.2 Bangour Village Hospital was opened in 1902; the first buildings constructed were timber, and were intended to be temporary structures, to accommodate patients from Edinburgh while the main buildings on the site were being constructed. These buildings remain, in the north-west sector of the site, and are amongst the unlisted buildings which are proposed for demolition. 4.2 The application site contains a total of 24 unlisted buildings; in addition to the group of buildings in the north-western sector there are five ‘utility’ buildings in the centre of the site – laundry and kitchen buildings – and two therapy buildings. There are four unlisted ward buildings in the north-east corner of the site, close to the important core group of listed buildings but built at a later date. The remainder of the unlisted buildings are scattered through the site; all but two, the former shop and the sports pavilion overlooking the recreation ground, are proposed to be demolished. All of the unlisted buildings are in poor condition. 4.3 The former shop is not proposed for demolition because of its importance to the site. It is located at the centre of the site, at the end of the entrance driveway. It is a single storey building which has modern extensions, but which originally was surrounded by a covered veranda. It is considered that its retention and re-use will add to the character of the new development. 4.4 The pavilion overlooking the recreation ground is a timber building which has been damaged by fire, but enhances the site and is still, it is considered, capable of repair and re-use. Should the recreation ground become part of the new primary school grounds an element of community use is possible. 4.5 Some of the remaining unlisted buildings are of interest, but are not of sufficient quality, architecturally or historically, to be worthy of retention. All have suffered from lack of protection and some are in an extremely poor condition. Many have also been adversely affected by additions and alterations. The proposals comprise the demolition of the following buildings: • Gardeners and porter (Map ref. 2) • Gateway Cottage (3) • Engineer’s Department (5) • Old Laundry (8) • Kitchen and stores (10) • Industrial unit (12) • Domestic Store / Old Post Office (14) • Occupational Therapy (16) • Old Bakery (17) • Physiotherapy / Fire training (23) • Villa 29 (24) • Villa 31 (25) • Neuroscience (28) • Gardeners’ shed (37) • Villa 23 (38) • Villa 24 (39) • Gardeners’ store (40) • Boiler house (41) • X-ray store / school (42) • Villa 25, 26 (43) • Villa 27 (44) • Villa 28 (45) 5 Representations 5.1 Objections have been received from Dechmont Community Council, the Walker Group and a member of the public. The matters raised is summarised as follows:- Objection comment Planning response The application for demolition of The two applications are statutorily separate the unlisted buildings should be and this application for conservation area considered along with consent requires to be considered on its own application 0607/P/15 merits, but both applications, and applications for the demolition of some listed buildings on the site, are being reported to the same committee in order that members are aware of the whole picture, and of the proposals for the development of land on which the unlisted buildings stand. As many unlisted buildings as Many of the unlisted buildings are in an possible should be retained, as extremely poor state of repair, and the cost of they constitute an important part retaining and converting them to productive use of the site. would exacerbate the existing heritage deficit, detracting further from the commercial viability of the development of the site, ultimately leading to the possible demolition of listed buildings. Demolition should not be A condition is proposed to be attached which approved without a conservation will require the developer to carry out a area appraisal and acceptable conservation area appraisal. The application is proposals for new buildings to accompanied by a Heritage Statement, which replace the buildings proposed includes an appraisal of the impact which the for demolition. demolitions would have on the conservation area. The masterplan which has been submitted as part of application 0617/P/15 is considered to give sufficient detail of the proposed development of the site to allow for consideration of this application. 6 Consultations 6.1 The consultation responses received are set out below. Consultee Comment Historic No objection. The buildings must be recorded to a satisfactory Environment standard before demolition, and any materials which can be Scotland salvaged should be. Specific mention is made of the City of Edinburgh Coats of Arms which survive on some of the timber buildings in the north-west sector of the site. West of Scotland No objection, subject to the recording of the buildings’ Archaeology features. Service 7 Policy 7.1 The development plan in this case is SESplan and the West Lothian Local Plan 2009 (WLLP), with the emerging Local Development Plan (LDP) as a material consideration. The requirement of the Government’s Scottish Historic Environment Policy (SHEP) is also a material consideration. Plan Policy Assessment Conform? WLLP HER 1 Preservation and This application is part of a suite of Yes enhancement of the built applications which together seek environment to achieve the retention and re-use of the important listed buildings at Bangour Hospital. Without the demolition of the unlisted buildings on site the proposed development’s viability would be brought into question. HER 2 Protection of The demolition of the unlisted Yes listed buildings buildings will have, in some cases, a positive impact on the settings of some of the listed buildings on the site. HER 19 Character of the The heritage statement which Yes conservation area accompanies the application assesses the impact of the demolitions on the character of the conservation area, taking the view that only three of the unlisted buildings have a positive impact, and that it is proposed to retain the two which are capable of being re- used, the shop and sports pavilion. A condition is proposed requiring the developer to complete a conservation area appraisal within one year of the completion of the development. HER 20 Presumption The proposal must be seen in the Yes against demolition of a context of the application for building in a conservation planning permission in principle, area unless it is fully which seeks permission for the justified in terms of the development of new-build housing need for removal, lack of over parts of the site, in order to any suitable alternative fund the ‘heritage deficit’ - the use and suitability of difference between the cost of replacement development converting the listed buildings on site to productive use and the commercial value of the work. The heritage deficit is substantial and requires the development of significant numbers of new-build houses to fund. If the unlisted buildings were not demolished the proposed redevelopment of the site could not take place.
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