Future use of former Willowbank Primary School

This week, I met with residents to discuss the planning application with reference numbers 14/01839/DC and 14/01841/DC which propose 178 units on the site of former Willowbank Primary School, 2A Willowbank Crescent, Glasgow, G3 6NB.

The plans are seeking permission for student residential accommodation (sui generis) including demolition of detached outbuilding and substation, external alterations and repairs to listed building, erection of side and rear extensions to listed building, and erection of student residential accommodation block fronting onto West Princes Street, with associated landscaping, car parking and alterations to boundary treatments. Various concerns have been raised about the plans and these can be listed as;

• Loss of Residential Amenity

With reference to City Plan 2: Development Policy - Residential (DEV2), the proposal will result in a development which does not protect a C listed building’s appearance, character and setting. This application is seeking the removal of natural habitat and wooded area which forms a visually attractive setting for the building and therefore, enhance the appearance of the access route at West Princes Street. This proposed development to replace trees and natural habitat with a 6-storey block will have a negative impact on the natural environment for the local community located within households along West Princes Street and the surrounding streets.

The proposed removal of the trees is contrary to planning policies as its location and nature does not respect the architectural heritage and the historic context of the area. It is my understanding that the location of the substation and the wooded area has never been built upon. The trees should be retained as a natural habitat and important feature of the pedestrian access to the building from West Princes Street.

• Contrary to policy on Sustainable Design and Construction

The proposal has features which are not in keeping with the conservation area status. The 5-storey and 6-storey blocks are not acceptable as they will be overlooking the existing neighbours and the upper rooms will directly look in to the windows and backcourts of adjacent properties in Willowbank Crescent, Willowbank Street, West End Park Street and West Princes Street. The design of the new blocks will create a visual intrusion which diminishes the design quality and privacy of neighbouring tenemental properties.

Throughout the proposal, there is use of white brick and concrete material arrangements, vertical zinc bands and coloured cladding panels (red) which will not enhance the architecture of the neighbourhood. The proposed window design is not in keeping with traditional tenement windows adopted for neighbouring four storey tenement properties in the locality. Of particular concern is the replacement roof using zinc cladding and lightweight glass panels to rise above the existing eaves and parapet walls. This is not preserving the existing building design as required of any proposals for a listed building.

• Contrary to DES3 Protecting and Enhancing our City’s Historic Environment

The proposed development does not maintain the character of the historic area of Woodlands. The whole site is within Woodlands Conservation Area and surrounded by listed buildings. The change of use of this C listed building and its surrounding grounds, which include trees and open space, would change the character of the building and its curtilage, which is supposed to be protected by the Conservation Area. The planned development fails to maintain the layout characteristic of the area, introducing a block structure within a tenemental neighbourhood.

Within the City Plan, DES 3 states there is a presumption in favour of protecting conservation areas from inappropriate new development. This proposal is not accepted as it will compromise the quality of a listed building and this neighbourhood of outstanding character bounded by Willowbank Crescent / Willowbank Street / West Princes Street / West End Park Street / Street and its environs.

The proposal will not comply with the general policy as it will compromise the character of the former Willowbank Primary School as the three new blocks will dominate this original property. This former School is a significant landmark within the Conservation area and is of importance to the heritage of the neighbourhood and its surroundings. The development brings three new blocks of a size, pattern, building depth and layout which is overdevelopment. This proposal is detrimental to the character of the area.

The character of local housing is one of bay-windowed tenements with deep undulating facades. The 5-storey and 6-storey blocks are of a design that is not sympathetic to the character of neighbouring buildings in this Conservation Area.

• Contrary to Woodlands Conservation Area

With reference to City Plan 2: Development Policy - Residential (DEV2), the proposal will result in a development which does not protect a C listed building’s appearance, character and setting. The removal of roof to accommodate new additional storey will compromise the design and integrity of the building. The former Willowbank Primary School is a significant landmark within the Conservation area and is of importance to the heritage of the Woodlands.

With reference to the policy HER1, the proposal is not accepted as it will not improve the quality of a C listed building and areas of outstanding character of Willowbank Crescent, West Princes Street and its environs. This proposal will be visible from surrounding streets and impinge on the public streetscape to the detriment of character of the area.

Trees on West Princes Street to be removed by the proposal.

• Contrary to policy protecting Natural Habitat, Trees, Woodlands and Hedgerows

This proposal is developing on an area of wooded landscape and there is no evidence of a Tree or Wildlife survey being carried out by the developer. The proposal will destroy and result in the loss of significant trees. The trees are protected by an existing tree preservation order (TPO) (see Woodlands Conservation Area), and are located on Council owned land, and are of significant ecological, recreational, historical, shelter or landscape value. The land currently acts as a sink for rainwater, if developed this advantage would be lost. The presumption is in favour of retaining such trees as part of the Council’s requirements under Climate Change legislation for protecting our natural resources for future generations and retaining our city’s biodiversity.

• Traffic management and parking

The proposed development proposes to provides limited parking for the site. The plan takes no account of the effect of visitor parking, taxis drop-offs and deliveries on Willowbank Crescent and Willowbank Street. This will have an impact on the flow of traffic, causing severe strain on the local road network. The main flow of traffic to and from the development will go past a community garden and children’s play area. There will be a risk of road accidents, noise intrusion and general nuisance from additional vehicle movements within the neighbourhood due to the development.

This proposal should be refused due to its over development of the site and consequently, negative impact on the architectural heritage of the Woodlands Conservation area.