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Standard Committee Report ENVIRONMENT AND PROTECTIVE SERVICES COMMITTEE: 07 JUNE 2016 REVIEW OF CATEGORY A LISTED BUILDINGS – UPDATE ON PROGRESS Report by Director of Development PURPOSE OF REPORT To report back on progress of the Review of Category A Listed Buildings Action Plan and to seek approval of subsequent actions arising. COMPETENCE 1.1 There are no equalities constraints to the recommendations being implemented. The Building Conditions Survey of the Eilean Glas Lighthouse complex was undertaken to inform the consideration of further action. SUMMARY 2.1 A Review of Category A Listed Buildings was carried out as part of Planning Authorities duty under the provisions of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 to protect, preserve and enhance listed buildings and their settings. The Action Plan arising from this Review was approved at the February 2015 Committee series and subsequently progressed (see Appendix 1 to this Report). 2.2 The majority of actions have been completed; however, there are two subsequent actions that require further consideration of the Comhairle. These relate to: clarifying the full extent of the ‘Category A Listed Lews Castle Boundary Walls’ and undertaking further engagement with relevant interests with a view towards securing the ongoing conservation of the Eilean Glas lighthouse complex. RECOMMENDATIONS 3.1 It is recommended that the Comhairle: a) note progress on the Action Plan arising from the Review of Category A listed buildings as set out in Appendix 1 to the Report; b) note that as time and resources allow, Category B listed buildings will be reviewed and added to the Action Plan; c) agree the extent of the Category A Listed Boundary Walls of Lews Castle Policies, as set out in Appendix 2 to the Report; and d) agree, following further engagement with relevant interests, to report back in September 2016 on progress in securing the ongoing conservation of the Eilean Glas lighthouse complex and proposed options for the Comhairle to consider. Contact Officer: Susan Rabe Tel: 01851 822690 [email protected] Appendix 1: Category A Listed Buildings Action Plan Update (7 June 2016) Appendix 2: Map showing the proposed extent of the Listed Boundary Walls of Lews Castle Policies Background Paper: Eilean Glas Condition Survey Report (a copy will be available in the Members’ Lounge) Background Paper: Lews Castle Walls Walkover Survey (a copy will be available in the Members’ Lounge) BACKGROUND 4.1 Planning Authorities have a legislative duty to protect, preserve and enhance listed buildings and their settings. It is important that the condition of such buildings is known to establish whether any action needs to be taken to ensure these duties are fulfilled. Monitoring of the Local Development Plan identified a gap in information in this respect, therefore a Review of listed buildings in the Outer Hebrides was proposed in order to establish a comprehensive baseline and corresponding Action Plan. 4.2 The Review was undertaken in December 2014, and reported to the Environment and Protective Services Committee in February 2015 along with an Action Plan. Officers have been progressing these actions to date and are now ready to report back to Committee on progress. Buildings at Risk Register (BARR) 4.3 A-listed buildings are high-profile, important assets whose condition provides a good general indicator of the health of the wider historic environment. The National Performance Framework (NPF) measure for the historic environment is currently based on the percentage of category A listed buildings on the Buildings at Risk Register. Scottish Historic Environment Policy, also states, that ‘every endeavour should therefore be made by organisations reporting to Scottish Ministers…to ensure that their buildings should not be in such a state as to be on this register. If buildings are on the Register organisations are urged to work with statutory authorities to agree a strategy for resolving each case’. The Scottish Government can work together with Local Authorities, private individuals and voluntary sector organisations to improve these buildings to a standard that removes them from the BARR, and where appropriate, identify future viable uses for them. Role and Responsibility of Comhairle as Planning Authority 4.4 Under legislation, Planning Authorities have a duty to protect, preserve and enhance listed buildings and structures and have been granted various powers to help them ensure this, the key ones being: Urgent Works can be undertaken if necessary for the preservation of an unoccupied listed building (or unused parts of an occupied listed building) provided the owner is given notice of the intention; A Repairs Notice can be served on listed building in poor repair. If this is not complied with, the Planning Authority, authorised by Scottish Ministers, can start Compulsory Purchase Procedures. Category A Listed Buildings Action Plan Update (7 June 2016) 5.1 This paper presents an update of progress and highlights two subsequent actions following the implementation of the Action Plan arising from the Review of Category A Listed Buildings, as updated and outlined in Appendix 1 to this Report. Key actions undertaken include writing to owners of listed buildings to inform them of their responsibilities to maintain these; clarifying and ensuring that designations are proportionate; making recommendations to Historic Environment Scotland to delist certain buildings thus removing potential constraint to development; amending out-dated descriptions; requesting removal of dual designation from a number of historic buildings; carrying out a survey of the bounding policies of Lews Castle (Lady Lever Park) to inform a definitive map showing the extent of the walls; and undertaking a Building Condition Survey of the Eilean Glas Lighthouse complex on the Clibstone peninsula, Scalpay. Boundary Walls of Lews Castle Policies 5.2 There has been confusion in the past over the interpretation of the listing description for the “Lews Castle Sea/Boundary Walls, Lodges and Towers” with regard to the full extent of the ‘bounding policies of Lady Lever Park’. This extensive series of rubble built walls are incomplete on the north west perimeter of the Park and have been breached, damaged or rebuilt in various sections. Historic Environment Scotland advise that Local Authorities are responsible for advising on what is covered by a listing. As part of the actions arising from the Review of Category A listed Buildings, Officers have carried out a survey of the Castle Walls, and produced a Map showing what is considered to be the proposed extent of the Listed Boundary Walls of the policies of Lews Castle (see Appendix 2 to this Report). It is proposed that the Comhairle approve this map as its ‘interpretation’ of which sections of the walls are included in the listing and inform Historic Environment Scotland of this. Eilean Glas Lighthouse Complex 5.3 The A listed Eilean Glas Lighthouse Complex is a prominent local landmark, and should be regarded as amongst the most important historic buildings in Scotland. The original lighthouse tower dates from 1787 and it is one of the first four lighthouses built in Scotland by the Northern Lighthouse Board (NLB). The new lighthouse and a range of keepers’ cottages, to the design of Robert Stevenson, date from 1824 and these represent, in architectural terms, a highpoint of design and construction. The lighthouse complex was listed in 1994, and upgraded to category A (nationally or internationally important) in 2004. The buildings at Eilean Glas Lighthouse have been on the Buildings at Risk Register since 2010 and are categorised as being at high risk. The Register records that, ‘The Stevenson lighthouse was automated by the NLB in 1978, much of the remaining buildings were surplus to requirements and later sold. A charity set up to restore the former lighthouse complex was removed from The Charity Commission's register in 2001 and later faced legal difficulties reported upon by various media outlets’. As part of the actions arising from the Review of Category A listed Buildings, a building condition survey has been carried out on the Eilean Glas Lighthouse complex. Summary of Eilean Glas Building Condition Survey and Report 5.4 The Condition Survey was undertaken by visual inspection of the buildings on site on 5 and 6 June 2015. Access was gained to the interior of the buildings owned by Eilean Glas Trust only, and the roofs of only the nineteenth and twentieth-century keepers’ cottages were accessed. The Report arising from the Survey catalogues the deteriorating condition of the buildings and makes recommendations regarding works required to restore the buildings to a proper state of preservation. The Survey Report is intended as a guidance document rather than as the basis, in itself, for a detailed scheme of works: it is strongly recommended that suitably qualified professionals are engaged to carry out any repair works. Approval from Historic Environment Scotland and Listed building consent from the planning authority would be required prior to any proposed works commencing. Owners of listed buildings are responsible for the repair and maintenance of their property. 5.5 The aim of the Report is to describe the current condition of the buildings and other structures forming the lighthouse station at Eilean Glas, Scalpay. The condition of each element of the site is described, and summary recommendations are given for addressing problems raised. The finalised survey includes a history of the site; a comprehensive descriptive and photographic record and includes a list of recommendations with options for restoration set out in a phased programme of works (See Table 1 below) which range from carrying out the minimum work to make the building wind and water tight to full restoration with a view to achieving a sustainable use of the buildings. Bound copies of the full survey will be available for reference in the Members Lounge prior to Committee week.
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