ITEM NO: 4 [12]
APPLICATION FOR LISTED BUILDING CONSENT
REF: 02/01088/ELBC
SITE ADDRESS:
ST MARYS COLLEGE SOUTH STREET ST ANDREWS
PROPOSAL :
PARTIAL REMOVAL AND REBUILDING OF EXISTING GATE,
STABILISATION AND REPOINTING
APPLICANT:
UNIVERSITY OF ST ANDREWS ESTATES AND BUILDINGS
OFFICE WOODBURN PLACE ST ANDREWS
CONSULTATIONS
Historic Scotland
St Andrews Preservation Trust
Consolidation and repair acceptable, demolition
and rebuilding not acceptable.
No comments received.
REPRESENTATIONS
None
STATUTORY POLICIES AND APPROVED GUIDANCE
National Guidance
NPPG 18 Planning and the Historic Environment (April 1999)
Memorandum of Guidance on Listed Buildings and Conservation Areas (1998)
Fife Structure Plan (2002)
Policy B1 Protection of Built Heritage
Policy B2 Protection of Built Heritage of International and National Importance
Policy B4 Improvement of Built Heritage
Adopted St Andrews Area Local Plan (1996)
Policy E4 Criteria for Development in Conservation Areas
Policy E5 Design Standards for Proposals Affecting Listed Buildings
St Andrews & East Fife Finalised Draft Local Plan (2007)
Policy E6 Conservation Areas
Policy E7 Listed Buildings
PLANNING SUMMARY
1.0 Background
1.1 This proposal is for the repair, consolidation, partial demolition and rebuilding of a
Category B Listed stone gate and flanking walls in the courtyard of St Mary's College, South
Street. The main gateway section is some 4.5 metres high with stone wall sections either
side approximately 2.5 metres high. It should be noted that the gate and flanking walls are
stand alone structures acting almost as a monument surrounded by the grassed courtyard.
1.2 The structure has since been fully exposed after many years hidden under thick ivy
growth. It is partly due to the ivy growth, and general weathering that such extensive repairs
are proposed.
1.3 The gate is probably a nineteenth century structure relocated from its original position as
part of a boundary wall somewhere in the grounds of St Mary's, although its exact origins
remain uncertain.
1.4 The topmost plinth element of the gateway is degraded and unstable and requires to be
reconstructed and restored. The rest of the gateway exhibits evidence of cracking and
weathering and is generally in a poor state of repair particularly the exposed ends of the
flanking walls. The structure is currently bounded by safety fencing.
1.5 The applicant's engineer proposes to demolish the flanking walls, and reconstruct the top
plinth, underpin the entire structure on new concrete foundations, remove ivy roots, install
concrete supporting pillars and reconstruct flanking walls around these elements. The
flanking walls would also be tied to the arch supports by metal rods drilled into stone work
and cemented in place with resin.
1.6 Following inspection and extensive discussions between the applicant, agent, Historic
Scotland and Fife Council regarding the methods of repair it was agreed that a minimum
intervention approach was to be adopted and amended plans subsequently to be submitted.
To date no amended plans have been received.
2.0 Planning Assessment
2.1 The material considerations in the determination of this application are:
a) National Planning Guidelines and Advice
b) Provisions of the Development Plan
c) Impact on Listed Building/Conservation Area
National Planning Guidelines and Advice
2.2 NPPG 18 seeks to promote the protection, enhancement and conservation of the historic
environment and the country's heritage. Development Control should ensure that
development is of a high quality in terms of construction and design
2.3 The Memorandum of Guidance on Listed Buildings and Conservation Areas (1998)
advises that new development affecting listed buildings and/or conservation areas which is
well designed should respect the character of the building and or the area and would
contribute to their enhancement should be welcomed.
Provisions of the Development Plan
2.4 The Fife Structure Plan (2002) Policy B1 seeks to ensure the protection of the built
heritage by stating that development will only be supported where it preserves or enhances
listed buildings or Conservation Areas. Policy B2 seeks to ensure the preservation and
enhancement of built heritage of international and national importance. Policy B4 supports
proposals affecting listed buildings or conservation areas where they will enhance the historic
environment and are compatible with the conservation of a site or building.
2.5 The St Andrews Area Local Plan (1996) Policy E4 requires developments affecting
conservation areas to meet the highest possible standards. Policy E5 requires proposals
affecting listed buildings to conform to the highest possible design standards, including the
siting of new buildings, finishing materials, landscaping and the form of boundary enclosures.
Impact on Listed Building
2.6 The proposals are for a comprehensive refurbishment of this structure including the
demolition and reconstruction of the flanking walls. Concrete bracing posts and metal
stabilisation rods drilled into the stonework of the arch structure are also proposed. The
applicant's engineer considers that these works are required to ensure the long term stability
and structural integrity of the gateway and flanking walls.
2.7 Historic Scotland have raised objections to the extensive and invasive nature of the
preservation and consolidation measures proposed. Historic Scotland's engineer who
specialises in the conservation of stone structures recommends consolidation of the existing
structure with the restoration of the degraded parts of the building without demolition and
reconstruction. Historic Scotland consider that the size of the structure is such that its stability
and integrity can be secured without the need for partial demolition and introducing concrete
bracing within the structure.
2.8 As indicated in paragraph 1.6 of this report it was agreed that the plans should be
amended to reflect a minimum intervention approach. These plans have not been
forthcoming therefore determination is based on the current plans. The proposal as
submitted is not considered acceptable in terms of finishing materials and furthermore it is
considered that the proposed intervention is considered invasive and therefore detrimental to
the integrity of the listed structure.
3.0 Conclusion
3.1 The proposal is considered to conflict with National Guidance and Policies as set out in
NPPG 18 the Memorandum of Guidance on Listed Buildings and Conservation Areas.
Policies B1, B2 and B4 of the Fife Structure Plan and Policies E 4 and E5 of the St Andrews
Area Local Plan in that the extent of repairs proposed is considered excessive and invasive
of a listed structure. The application is therefore recommended for refusal.
RECOMMENDATION:
Refuse for the following:Reason(s):
1. The proposed works are contrary to the provisions of NPPG 18 and the Memorandum of
Guidance on Listed Buildings and Conservation Areas; to Policies B1, B2 and B4 of the
Fife Structure Plan (2002); and Policies E4 and E5 of the St Andrews Area Local Plan
(1996), in that the extensive and intrusive nature of the proposed works are considered to
be unnecessary and detrimental to the historic fabric and character of this Category B
Listed Building.
BACKGROUND PAPERS
The documents, guidance notes and policies referred to in “Statutory Policies and Approved
Guidance”.
Report prepared by Julie Robertson, Planner