Agenda and minutes

There were no apologies for absence.

There were no declarations of interest.

The Chair welcomed everyone to the meeting.  He explained that no person present would be entitled to speak other than the Members of the Local Review Body (LRB) and Mr Jackson, who would provide procedural advice if required.

He advised that his first task would be to establish if the Members of the LRB felt they had sufficient information before them to come to a decision on the Review.

Councillor Devon and Redman both confirmed that they had sufficient information before them to come to a decision on the Review.

Councillor Colville confirmed that he had prepared the following Motion:

I would like to comment initially in regard to the Planning Officer’s response on page 3 of the agenda pack for today’s meeting in relation to the proposal for the 94 panel development, where they advise that it was only submitted on 13 January 2021.

I have noted that the plan is shown on page 12 of the agenda pack for the first calling of the LRB on 8 December as dated 21/4/20 and was included in the planning refusal notice dated 1 October 2020.

While it is noted that the Planners have had the opportunity to assess the further information submitted by the Applicant which details the change in numbers and physical appearance of the solar panels, and the justification regarding the wider public benefits of making the building more economically sustainable, and they consider that the 94 panel development is still contrary to policy, I am of the opinion that the application for the development of the proposed 94 panels, all as detailed in pages 27 to 48 of the agenda pack for the second calling of this LRB on 1 February 2021, can be approved on the following basis.

The listed building status describes Cardross Golf Club as an important golf club of the post war building period, built in the modern style. There are very few Modernist golf clubhouses in the country drawing from Art-Deco 1930s architecture with its streamlined, angular plan-form and large bowed-windowed communal rooms facing towards the golf course. The combination of the Deco and Modernist style distinguish the building as a rare and distinctive example of its building type in the early post-war building

Historic Scotland’s New Design in Historic Settings offers useful guidance and although this publication deals primarily with the design of new buildings which sit within or alongside historic sites, its general message is applicable to the integration of some forms of renewable technologies in a heritage context.  Local Planning Policy recognises the importance of renewable energy measures and support is given to micro-renewable proposals where appropriate.

The Planners have considered that the application is contrary to SG LDP ENV 16(a) – Development Impact on Listed Building, which states that all developments that affect listed buildings or their settings must 1) be of the highest quality, and respect the original structure in terms of setting, scale, design and materials, 2) the proposed development is essential to securing the best viable use of the listed building without undermining its architectural or historic character, or its setting, 3) the proposed development conforms to Scottish Historic Environment Policy 2011 and the accompanying Managing Change Guidance Notes.

In my opinion, the proposed development meets the first criteria in terms of the materials being proposed and does not impact significantly in terms of setting and scale. The aerial plan submitted by the Applicants on page 4 of the agenda pack for the first calling of the LRB on 8 December indicates that the visual effect of an array of the size proposed is minimal, especially when considering the amount of other roof obstructions which sit higher on the roof and the panels not being visible from the front of the building. The panels can be seen from the back of the building but that appears only to be from the golf course itself which rises up from the clubhouse and the view would solely be of the reverse of the panels and the mounting kit and the panels proposed have been selected to utilise a white back sheet in order to blend into the existing building.

As far as the second criteria is concerned, the developers have indicated that the development will enhance the economic viability of the use of the clubhouse going forward as it will reduce the operational costs and increase the sustainability of the continued occupation of the listed building for its current purpose.

As far as criteria 3 is concerned, the history of the building as described in its listing as a modern replacement of a much older building, and in relation to which Historic Scotland’s New Design in Historic Setting states that installation does not need to be hidden from view, but can become part of the on-going story and evolution of the building.

SG LDP ENV 16(a) – Development Impact on Listed Building, firstly, at point 5) and at 1.1.8 allows for development where the wider public benefits of securing the conservation and reuse of the building through enabling development significantly outweighs any disadvantages of the development and secondly, it advises that measures to mitigate against impact are likely to include provision of a landscaped buffer zone.

Taking the above into consideration and the fact that Cardross Golf club is situated in the Helensburgh green belt and acts as a buffer in open space between the built conservation area on either side, its continued future sustainability as a viable building of limited alternative use, the wider public benefits of securing the conservation and reuse of the building through enabling development significantly outweigh any disadvantages of the development.

This can be further reinforced with reference to the history of the building as described in its listing as a modern replacement of a much older building, and in relation to which Historic Environment Scotland’s New Design in Historic Settings states that installation does not need to be hidden from view, but can become part of the on-going story and evolution  ...  view the full minutes text for item 3.