Office building demolition at Berkley House 285 Bath Street

“This application seeks conservation area consent to demolish an existing vacant office building in association with an application for full planning permission to redevelop the site with the erection of a Purpose-Built Student Accommodation building, which is subject of a separate report.”

“The proposed building will provide 208 student bedspaces (all studios, 13.8 sqm - 18sqm) and 73 sqm commercial spaces (Class 1A, 3 or 10) arranged over 16 floors (basement plus 15 above ground) to a total building height of 45.3m.”

“Site and Description The site is located on the south side of Bath Street, in a mid-block position between the junctions with Holland Street and Elmbank Street, and is currently occupied by a late 20th Century 5-storey office building arranged in a L-shape. The existing building has a basement level which accommodates a parking area associated with the offices within, accessed from Bath Lane.”

“The buildings to the east and west of the site vary in height significantly. Bath Street, to the east, is the same height as the existing building and accommodates five-storeys of commercial space. The building to the west, 289 Bath Street, is 12 storeys in total and was formerly an office building which was extended and converted into residential apartments in the early 2000's.”

“24/01522/PAN - Demolition/potential refurbishment of building for mixed-use development with purpose-built student accommodation and ground floor commercial space (Class 1A, 3 or 10) and associated works. No objection.”

“A series of pre-application meetings and workshops (24/01145/PRE) were undertaken involving GCC Development Management and City Design. The scale and massing of the proposal was tested in a series of revisions but it was not considered that a supportable solution was presented at that stage. The discussion also focussed on the principle of PBSA at this location and concerns were raised with the applicant about potential over-concentration in the locality.”

“The building has been deemed structurally incapable of upward extension; The proposed new construction scheme offers reduced whole life carbon than a conversion/ retrofit of the existing building, as demonstrated by the Whole Life Carbon optioneering submitted in support of the redevelopment proposal;”

“The information submitted, and discussions undertaken during the thorough pre-application process, are considered to justify the demolition in this case due to prolonged lack of market appetite to utilise the building as existing; the structural limitations of the existing building with regard to upward extension; and the opportunity to provide quality development which will engage positively with the street scene.”

“The proposal pays little respect to the B-listed church which it faces. At 19 storeys the tower block is overly high and should be reduced in height by at least two floors reflecting more closely the height of nearby tall buildings. The facing brick finish is an unfortunate choice.”

“Consultations Historic Environment Scotland: HES do not formally object and have offered no advisory comments on the proposal.”

“Comment: The proposed building has been developed to deliver high quality architecture and materiality. The façade articulation and materiality provides visual interest and harmonises with the variety of architectural period and accompanying textures and tones in the surrounding buildings and streetscape. Facing brick has been successfully utilised in a variety of contemporary developments within the Central Conservation Area.”

“After consideration, the committee were minded to conditionally grant conservation area consent, subject to the completion of an agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997.”