The Stirling Charter Conserving Scotland’s Built Heritage the Memorandum of Guidance on Listed Buildings and Conservation Areas (1998), produced by Historic Scotland, and National Planning Policy Guideline 18: Planning and the Historic Environment (NPPG 18), provide the context within which the Council has to operate, and the following policy sets out Glasgow’s criteria for considering development affecting listed buildings.

Glasgow has nearly 1,800 listed buildings (including for example, churches, warehouses, tenements and villas), located throughout the City and in varying states of repair (see Environmental Policy Designations maps). The City’s listed buildings reflect Glasgow’s prominence in the Victorian era at the heart of the Empire’s industry and commerce. The quality of the architecture of listed buildings in Glasgow adds substantially to the identity and image of the City. The Council will encourage owners to maintain these properties in good order and will use its powers of enforcement, where necessary, to ensure their protection.

If a building has been listed, by virtue of its historical and architectural value, it is essential that a systematic approach is taken to the assessment of any development proposals. This policy provides guidance on the responsibilities of residents and developers in respect of development and sets out the matters that require planning consent. There shall be a strong emphasis on the retention and re-use of listed buildings. Reference should be made to policy HER 3: Design Standards for Listed Buildings and Properties in Conservation Areas for details. Owners of listed buildings are urged to observe these guidelines whether or not the works require planning permission. When permission is needed, proposals that have been prepared in accordance with the guidelines are likely to be viewed favourably; those that have not are likely to be refused.

WHAT DOES LISTING MEAN?

Listed building designation automatically brings certain works under planning control:

In addition to a normal planning application, a listed building application will have to be submitted. In normal circumstances, planning control is not concerned with the internal details of buildings. Where a building has been listed, however, this situation is radically altered. Planning control then extends to all features of the building - (internal and external) - and to the character and setting, of any structures within the curtilage of the building that contribute to its character as a building of special architectural or historic interest. Any proposals that are likely to have an effect on these features or structures require Listed Building Consent, in addition to any other permission that is required.

Although demolition does not normally require permission under planning legislation, it does require permission under the Building Regulations. Demolition, or part demolition, of a listed building, however, requires Listed Building Consent. Similarly, the demolition, or part demolition, of a building within a conservation area usually requires Conservation Area Consent.

ENCOURAGING THE RETENTION OF LISTED BUILDINGS 

While there will be a presumption in favour of the retention of listed buildings, the Council takes the view that these buildings must be allowed to adapt to new uses in order to remain part of the living fabric of the City. Where the continued viability of a listed building is at stake, therefore, the Council will be willing to respond favourably to creative ideas and good design, in order to ensure its retention, subject to other policies of the Plan. The Council will not favourably consider applications for consent to demolish a listed building unless it can be demonstrated, beyond reasonable doubt, that every effort has been made to find practical ways of keeping it. Arguments based on economic obsolescence and/or structural decay must be accompanied by written evidence which proves the case to the satisfaction of the Council and the relevant Scottish Ministers. This will usually entail the submission of studies by property and/or engineering consultants.

Arguments based on lack of suitable use and/or unsuitability for adaptation to alternative uses must likewise be accompanied by written evidence proving that every effort has been made to find new users, that extensive marketing has proved unsuccessful and that the possibilities of adaptation have been explored in depth.

IS YOUR PROPERTY LISTED?

Lists of buildings of special architectural or historic interest are compiled by the Scottish Ministers, under Section 1 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, on the basis of surveys carried out by Historic Scotland inspectors. Listed buildings are categorised according to their merits as follows:

Category A: Buildings of national or international importance, or fine, little-altered examples of some period, style or building type.

Category B: Buildings of regional, or more than local, importance, or major examples of some period, style or building type that may have been somewhat altered.

Category C(S): Buildings of local importance; lesser examples of any period, style or building type, whether as originally constructed or as subsequently altered; simple, well proportioned traditional buildings, often forming part of a planned group.

If you are not sure whether you own or live in a building that is listed, contact DRS Heritage and Design, 229 George Street, Glasgow G1 1QU (0141 287 8629). As required by Section 2(4) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, the City Council maintains a register of Listed Buildings in Glasgow. The Council also maintains a Surplus Buildings Register that provides details of vacant buildings in the City.

1. Where buildings have been listed as being of special architectural or historic interest :

2. Assessment of Development Proposals Affecting the Character and Setting of Listed Buildings

Given the importance of listed buildings to the historic and architectural heritage and image of the City, it is essential that a rigorous set of procedures are followed that provide adequate safeguards and that place a strong emphasis on the re-use of listed buildings.

Development proposals affecting the character and setting of listed buildings will be assessed against the following criteria and other relevant policies of the Plan:

(i) facade retention may be considered but will not be regarded as an automatic option (see also policy RES 6: Retention of Traditional Sandstone Dwellings);

 

(ii) the architectural value of the interior and the function and use of the building must be fully assessed (evidence of the obsolescence of the interior will be part of such an assessment);

 

(iii) if demolition is proposed, an application for consent to demolish any listed building, or part thereof, must demonstrate that retention is impractical;

(iv) in proposals for the demolition of any listed building that is vacant, written evidence will be required of prior investigation of suitable uses and adaptability for alternative uses and that retention has proved to be prohibitively expensive;

 

(v) written evidence must be submitted proving that every effort has been made to find alternative uses for listed buildings and that extensive marketing has proved unsuccessful;

(vi) planning consents for redevelopment will require the retention of existing buildings until the new development commences, in order to avoid long term gap sites;

 

(vii) the stability of adjoining buildings will be protected from damage during demolition, site excavations or piling works and during construction;

(viii) the design of new developments shall respect the character of the area or locality, particularly with regard to massing and materials; and

 

(ix) where demolition is proposed and authorised, an architectural audit will be produced and submitted to Heritage and Design to assess features and artefacts that should be retained or re-used.

Listed Building Consent can only be granted by the Council after the relevant Scottish Ministers and Historic Scotland have been consulted and have agreed to consent being granted.

Where the preservation of a listed building is threatened by lack of maintenance, under the powers vested in it through Sections 43 and 49 of the Planning (Listed Buildings and Conservation Areas)(Scotland) Act 1997 (Listed Buildings Repairs Notice and Urgent Works Notice), the Council may serve notice on the owners of the property to instigate necessary repair works.

As the Conservation Area Appraisals are published, the findings will be used as supplementary guidance in respect of determining development proposals.

ENVIRONMENTAL POLICY DESIGNATION 

Environmental policy designations cover the built and natural heritage of Glasgow. These areas are important because of their environmental quality, biological diversity and/or their historic, architectural or archaeological significance and contribute positively to the quality of the environment, image and diversity of the City.