Scottish government to review ABC redevelopment plan

Plans to redevelop the fire-damaged O2 ABC site on Glasgow's Sauchiehall Street have been called in for review by the Scottish government.

The council was informed the decision had been taken due to the potential impact on the "nationally important" A-listed Glasgow School of Art (GSoA).

The city's planning committee last month approved urban regeneration development firm Vita Group's bid to replace the music venue with a public foodhall and student flats.

But the art school said the scheme would put the rebuild of the fire-hit Mackintosh building at "significant risk" - a position supported by the Charles Rennie Mackintosh Society.

Historic Environment Scotland (HES) also objected to the proposal as it believed the planned nine-storey development would obscure important views of and from the 'Mack' building.

As a result of HES's objection, Scottish ministers had to be notified of the ruling and had 28-days to decide whether to call-in the application and make their own determination.

On Tuesday a letter was sent to Glasgow City Council which confirmed the "application has been referred to the Scottish ministers and that the decision of ministers will be final".

A reporter will be appointed by the government to assess the case who will then submit a report with recommendations for ministerial consideration.

The ABC venue was damaged by a fire at the Mackintosh building in 2018 and, along with the former Jumpin' Jaks nightclub, has been vacant since.

A dangerous buildings notice was issued by the council in July last year due to "immediate threat" and parts of the ABC, including its façade, have now been demolished.

OBARCS (ABC) Ltd, the owners of the site, previously accused GSoA of "standing in the way of progress".

The company and property investment firm Urban Pulse said the school was attempting to block a "viable, respectful development plan".

James Patterson, director of Urban Pulse, speaking on behalf of OBARCS, said there were no concrete plans or a timeline for the refurbishment of the Mackintosh building.

But on Wednesday a GSoA spokesperson said: "It should be acknowledged that the Mackintosh building, even in its current post-fire, pre-construction context, remains Category A listed.

"The proposed development would have a significant and detrimental impact on the Mackintosh building, as well as on adjacent listed buildings, including the neighbouring 1865 Graeco-Egyptian building by Alexander Thomson.

"The implications of this application are of national significance and it is therefore appropriate that it be called in by Scottish ministers to ensure the matter is fully considered."

Stuart Robertson, director of the Charles Rennie Mackintosh Society, last month urged the Scottish government to "step in and overturn this decision".

He said: "This approval places the commitment to the rebuilding of the Mackintosh building at significant risk and will set a dangerous precedent for our built heritage."

Vita Group's 'House of Social' project includes 356 student beds as well as a publicly-accessible foodhall, which would become an events space at night.

Planners at the council had recommended the approval of the scheme.

They reported the proposal would have a "negative impact on the historic environment".

But they added the current "derelict" site was having a "negative impact… on the viability and vitality of the city centre as a whole".

At the planning meeting on 17 June there were requests for a hearing, where those for and against the proposal could have made their case.

But councillors voted 6-4 in favour of making a decision on the day.

They then voted 8-2 in favour of granting planning permission.

With more than 130 objections, including Historic Environment Scotland and the Mackintosh Society, it was destined to be a complicated process.

Organisations which had previously been at odds with each other joined ranks to prevent a building which would compromise the views from the Mackintosh school.

They also fear it could jeopardise the entire restoration project before it has even begun.

A smaller number of organisations backed the developers, Vita Group, and their plans for a nine-storey, 365-bed student hall with public food court.

They presented the objectors as "standing in the way of progress".

By building on the site, they claimed, they would be breaking the deadlock which has left the area in limbo since the last fire in 2018.

Committee chairman Ken Andrew said he recognised that the decision would impact on the built heritage of the area and added it was "with regret" that he voted to grant planning permission.

But, he concluded, it was better to have something built now, than wait for something which might be years in the offing.

Seven of the 10 councillors agreed with him and, despite calls for a hearing to allow the many objections to be aired, the council chose to press ahead.

Many of those objectors called on the Scottish government to intervene and today it was revealed they had.

A reporter will now be appointed to assess the case and report back to ministers, who will have the final say.

They may still decide the flats should go ahead.

But the move offers those concerned about the future of the area another chance to make their objections.

It also allows breathing space to consider the wider community in which the development sits.

Story by Local Democracy Reporting Service reporter Drew Sandelands.