ARDGOWAN Hospice has been refused permission to demolish a historic church building beside their base in Greenock.
The hospice owns the former Greenock Methodist property in Ardgowan Street, which was completed in 1881 and closed in 2017.
Consent for demolition is required because the building is in the Greenock West End Conservation Area but Inverclyde Council planners have now refused.
In 2017, the hospice proposed building a new facility by demolishing the church and its own neighbouring Access Centre property, but the development has not gone ahead.
The council decision report states: “The reasons for demolition and information presented with the application are insufficient to justify the demolition of the historic building. Furthermore, the proposal fails to protect the historic environment or demonstrate that alternatives which would preserve the historic asset for future generations have been explored and therefore is contrary to the Historic Environment Policy for Scotland.”
The hospice previously stated: “Extensive repairs and renovations were deemed financially unfeasible. With insurance and utilities standing charges alone, it cost Ardgowan Hospice approximately £7,500 last year and it is expected that these charges would be a minimum of £11,000 due to increasing insurance premiums and standing charges.
“As these figures do not include the staff cost of weekly inspections and any fundamental repairs that are needed to keep the building safe for our neighbours, it was deemed financially unsustainable to keep this church open and operating.”
The council report states: “The applicant considers that the costs to maintain and upgrade the building are prohibitive to the core functions of the hospice. Whilst the supporting information notes that the renovation or refurbishment of the church would not be viable, it doesn’t provide any detailed information to support this conclusion.
“If reuse is not viable for the current owner, marketing the building to try to find a potential restoring buyer should be undertaken as reasonable efforts to try and preserve the building.
“The applicant has indicated that the building was purchased with a view to demolish, along with the neighbouring building to the south-east, to allow the development of a larger hospice unit. They have no intention of selling the building as the plot
could be used for future development of the hospice, should the financial landscape change in the future.”
It continues: “The building is of a unique design with individual architectural features not seen on similar buildings in the area and it is therefore considered to positively contribute to the traditional character of the conservation area. The building also contains historic interest as an important public building in the townscape. The building is also of cultural interest as both an individual building and as a wider group of churches in this part of the conservation area and therefore adds significant value to the overall townscape.
“The form of the building and internal layout is not considered to restrict potential for an adaptive reuse scheme and the applicant has not provided any evidence that suggests the building’s form or location could impede redevelopment.
“The building is considered to make a positive contribution to the character and appearance of the conservation area and there should be a presumption in favour of retaining the building in the first instance.”
The hospice can appeal against the decision.
A document submitted to Inverclyde planners by contractors Chris Wright and Sons had explained: “Previous owners had failed to continue maintenance of the building which has led to the building becoming dilapidated and of disrepair.
“There are structural liabilities that pose risk to the building structure and the public, particularly the south elevation neighbouring residences.
“The building is not listed and there are very few details of any historical impact to the community. Although the building does have its own unique features, the structure is not unique to the surrounding area.
“Upon consultation, the current owners have deemed the building not financially viable for the major renovation or refurbishment required to have it structurally stable and interior made fit for modern use and does not fulfil any requirement for their use of the building.
“The building is proposed to be demolished, and the land made use as car park with no future proposed developments.”
