14 flats at Former School Of Art, Dumfries

“Planning permission is sought for the change of use and alterations to the former art school to form 14 flatted dwellings (2 studio, 4 one bedroom and 8 two bedroom units) on the ground, first and mezzanine floors. The lower ground floor / basement is proposed as a bike store, storage area and plant room.”

“The intention is to retain the external appearance of the unlisted building as far as possible, although some alterations to the exterior of the building are proposed. On the lower ground floor, the bike store and storage area would be screened with timber panelling. Whilst the openings would largely be retained unchanged, replacement uPVC windows are proposed.”

“The application relates to the former School of Art building on George Street in Dumfries, which is currently lying vacant and is in a deteriorating condition. It is a mix of two storey and single storey (with lower ground / basement to rear where it backs onto Greensands) in Jacobean style, with red ashlar sandstone, pitched slate roofs with clay ridges and roof ventilators and lead roofed roof lantern feature, constructed around 1899.”

“Loreburn Primary School, a two storey sandstone building, wraps around the side and rear of the building and whose playground abuts much of the site. The Former Freemasons Hall (Category B listed) lies to the front of the site adjacent to the George Street frontage, where it overlooks the car park and school playground.”

“16/P/3/0060 - Change of use of the former art school to 9 flatted dwellings - Granted subject to conditions and a Section 75 planning obligation in respect of developer contributions towards affordable housing and public open space on 10 February 2017. No physical alterations were proposed as part of that application. It has subsequently lapsed unimplemented.”

“Whilst current planning policy relating to flood risk requires development proposals to be considered on the basis of flood risk of 0.5% (1 in 200 year) plus an appropriate allowance for future climate change, on examination of the latest detailed flood study (April 2023) carried out on behalf of the Council in respect of the Whitesands Flood Protection Scheme, it remains the case that the ground (FFL 13.48m AOD) and upper floors of the former art school building, where the…”

“Taking all of the above into account, it is considered that there is sufficient justification to support the application despite the objections raised by both SEPA and the Council’s Flood Risk Management Team. Without support for this beneficial reuse of the building, albeit with a greater land use vulnerability, there is a significant possibility of its continued deterioration and ultimately the loss of the building.”

“Council Flood Risk Management Team – Objection. When responding to the original consultation in April 2023, the 1 in 200 year baseline flooding extent map, which was produced as part of the Whitesands Project hydraulic modelling, was used and it did not show the building to be within the floodplain; however, the hydraulic modelling has been updated and recalibrated, and the results now show the building to be wholly within the 1 in 200 year plus climate change flood risk…”

“AGREED to notify the Scottish Ministers of the Council intentions to APPROVE application 23/0577/FUL subject to conditions as detailed in the report.”