ITEM NO: 19
APPLICATION FOR CONSERVATION AREA CONSENT
REF: 04/02406/ECAC
SITE ADDRESS:
WESTBURN HOUSE WESTBURN LANE ST ANDREWS
PROPOSAL :
DEMOLISH 4 BUILDINGS AND PART OF BOUNDARY WALL
APPLICANT:
BR LINTON, WGR THOMSON/UNIVERSITY OF ST ANDREWS
28 STAFFORD STREET EDINBURGH
CONSULTATIONS
Historic Scotland
St Andrews Preservation Trust
Royal Burgh of St Andrews CC
Object to further demolition of boundary walls
No specific comments
No specific comments
REPRESENTATIONS
4 letters of representation have been received on the following grounds:- Object to further demolition of old lang rigg walls
STATUTORY POLICIES AND APPROVED GUIDANCE
National Guidance
NPPG18 Planning in the Historic Environment
Memorandum of Guidance on Listed Building and Conservation Areas 1998
Fife Structure Plan 2002
Policy B1 Built Heritage
Policy B2 Built Heritage of International and National Importance
St Andrews Area Local Plan Adopted 1996
Policy E4 Conservation Areas
PLANNING SUMMARY
1.0 Background
1.1 The application site is an area of 0.15 hectares located on the east side of Westburn
Lane within St Andrews town centre. The site is approximately 100 metres long by 15
metres wide and contains a mixture of buildings which are generally single and 2 storey, in
use by St Andrews University and are of low quality. The gaps between these buildings are
used for parking and much of the rest of the Westburn main elevation of the development is
formed by stone boundary walls. These walls and the remains of the boundary walls on the
eastern site of the site would have formed part of the old rigg walls which at one time would
have run the full length of the lane, prior to the infill developments being formed within.
These have resulted in demolition of sections of the boundary wall mainly to facilitate
vehicular access.
1.2 None of the buildings on the site are listed, however, the site lies within the outstanding
conservation area, and as such all proposed demolition requires conservation area consent.
1.3 This conservation area consent application is made in relation to planning application
reference 04/03405/EFULL to erect 18 flatted dwellings in 3 blocks, (including parking areas)
on the site. A report on this related planning application is included elsewhere on this
agenda.
1.4 The proposal involves minor demolitions of additional areas of boundary wall on the
Westburn Lane frontage in order to widen vehicular access for car parking courtyards
between the proposed blocks. The plans also include reconstruction of sections of wall in
random rubble along the same frontage.
2.0 Planning Assessment
2.1 The determination of the application should be made in accordance with the
development plan unless material considerations indicate otherwise. The issues to be
assessed against the development plan and other guidance are as follows:- The Acceptability of Proposed Demolition
The Acceptability of Proposed Demolition
2.2 National Guidance and Relevant Structure and Local Plan policies seek to retain and
enhance the character of the conservation area when dealing with new development
proposals and this can include the retention of original or important buildings, including
boundary walls. As noted above, the pattern of development to the east of the Westburn
Lane site still reflects the old lang rigg plots. This pattern of development has been lost
within Westburn Lane by virtue of infill development including that within the site. The
boundary walls have also been much altered and demolished in the process of developing
these sites. While there is little to commend the existing buildings on the site, the boundary
wall can be considered of historic important, although not listed. The proposal would only
entail minor demolitions of the Westburn Lane boundary walls in order to widen vehicular
access to parking courtyard and would also seek to reconstruct random boundary walls
elsewhere along the frontage.
2.3 In considering the demolitions, regard must be had to the proposed replacement
development. In this regard, Members will note that the related planning application for
replacement development on the site is recommended for approval. If planning consent is
granted, it would be appropriate to grant consent for the proposed demolition. Similarly
refusal of the planning application should also result in refusal of the conservation area
consent application.
2.4 The proposed replacement development is considered acceptable in planning terms and
is recommended for approval. The demolition of the poor quality and unimportant buildings
on the site does not raise any concerns regarding impact on the character of the
conservation area. Whilst the Westburn Lane boundary wall is historically important, it has
been much altered and demolished along the site frontage and the minor additional
demolitions proposed as part of this scheme would not have a further significant detrimental
impact on the walls or the character of the conservation area.
3.0 Representations Received
3.1 It is noted that objectors' comments including Historic Scotland have expressed concern
regarding removal of the boundary wall within the site, however, outlined in the preceding
section, the extent and nature of the demolition is minimal and is considered appropriate in
this case.
4.0 Conclusions
4.1 This conservation area consent application for demolition of buildings and minor sections
of boundary wall at Westburn Lane is related to the planning application to redevelop the site
for flats. That development is considered acceptable in planning terms as is the demolition of
the buildings and small sections of boundary wall along the Westburn Lane frontage. The
determination of this application should be in accordance with the determination of the
related planning application. Should planning consent and conservation area consent be
granted, this application would require to be referred to Historic Scotland for final clearance.
Approval is recommended subject to condition that no demolitions take place until contracts
have been entered into in relation to the replacement development.
RECOMMENDATION:
A
Clearance required by Historic Scotland
B
Approve subject to the following condition(s):-
1. No works or demolition shall take place until contracts have been entered into for the
replacement development of the site and written evidence of this shall be submitted for the
prior written approval of this Planning Authority prior to any demolition taking place.
The replacement development shall be for a scheme which has a current full planning
permission.
Reason(s):
1. In the interests of visual amenity; to ensure that this Planning Authority retains effective
control over the timing of the development to avoid an unsightly gap within the conservation
area.
BACKGROUND PAPERS
The documents, guidance notes and policies referred to in “Statutory Policies and Approved
Guidance”.
Report prepared by Grant Baxter, Planner