Demolition of listed building at Speirsfield House Residential Home, Paisley

What was proposed

Consent was sought to demolish Speirsfield House, a category B listed villa damaged extensively by fire.

“The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, this is a listed building application which seeks consent to demolish a category B listed building.”

“Proposal This application seeks Listed Building Consent for the demolition of Speirsfield House on Stevenson Street in Paisley.”

Officer report

The site

The two-storey sandstone villa stands in a mainly residential area just beyond the Castlehead Conservation Area.

“The B-listed villa, which dates from the 1870s, is a two-storey sandstone property with a slate roof and timber framed windows.”

“Site Description Speirsfield House is located within a primarily residential area, just beyond the northern boundary of the Castlehead Conservation Area.”

Officer report

Why officers supported it

Officers concluded that restoring the building or retaining its façade was not economically viable after considering repair costs and alternative development options.

“Both policies and the guidance note set out criteria to be considered when assessing whether an application for the demolition of a listed building is acceptable. Demolition may only be considered acceptable if it is demonstrated that the proposal accords with one of the following: • The building is not of special interest. • The building is incapable of repair.”

“The repair of the building is not economically viable, having been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period A cost estimate submitted as part of the application details the costs associated with the full reinstatement of Speirsfield House for use as a single dwelling.”

Officer report

Consultation and objections

Historic Environment Scotland did not object, while one objection said the building should not have been allowed to become derelict.

“Consultations • Historic Environment Scotland (HES) - queried some of the assumptions made in the various reports submitted in support of the application but ultimately advised that the proposal does not raise historic environment issues of national significance and therefore they do not object. In addition, HES did not object following a meeting between them, the Planning Service and the applicant's quantity surveyor to discuss the figures in more detail.”

“The issues raised can be summarised as follows: The building should not have been allowed to become derelict Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan…”

Officer report

Who spoke

A planner presented the proposal, and a councillor moved that it be granted with the report’s conditions and reasons.

The committee vote

The application was agreed unanimously.

“25/0405/LB - Demolition of listed building at Speirsfield House Residential Home, 34 Stevenson Street, Paisley by [name withheld] J McCafferty, Planner, delivered a presentation relative to the proposal. In terms of Standing Order 59 Councillor Paterson moved that the application be granted subject to the conditions and reasons detailed within the report. This was agreed unanimously.”

Minutes

The decision

Listed building consent was granted subject to conditions, including a salvage survey before demolition.

“The Development Deficit Report notes that some of the features that have not been badly damaged may be of interest to salvage experts. It is therefore considered appropriate to add a condition requiring the applicant to demonstrate that the building has been surveyed by a salvage expert prior to demolition. This would ensure features of the building that are still of value can be saved and reused in the repair of similar buildings elsewhere.”

“Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Listed building consent should therefore be granted subject to conditions.”

Officer report