Planning Permission
Consent from the Glasgow City Council Protective Services (Development Control Functions) is required for many types of building works inside and outside the Conservation Area. The change of a building's use may also require consent.
Not all works require full planning permission, so you should always check by contacting Protective Services. Further advice on planning issues can also be obtained from Planning Aid for Scotland (Bonnington Mill, 72 Newhaven Road, Edinburgh EH6 5QG, tel. 0131 555 1565, fax 0131 467 7830, email "office@planning-aid-scotland.org.uk" and website "www.planning-aid-scotland.org.uk")
Obtaining Planning Permission does not necessarily confer the right to carry out your building works; in most cases a Building Warrant must also be obtained. Advice on Building Warrant applications can be obtained from the Council's Protective Services (Enforcement Services, Building Control Functions).
Listed Building Consent
Inside the Glasgow West Conservation Area, there are 260 "Listed Buildings of Special Architectural or Historic Interest." Works affecting the character of these buildings require Listed Building Consent (and possibly Planning Permission as well). "Listing" protects the exterior of the house as well as interior details such as ceilings and doors. Externally, gardens, walls, railings and outbuildings are also protected. The Protective Services Department can advise whether you need to apply for Listed Building Consent and/or Planning Permission.
These guidelines show the minimum acceptable standards for the maintenance of most West End buildings, but it is important to be aware that Listed Building Consent applications require the highest quality of treatment.
"Article 4 Directions"
All buildings inside the Glasgow West Conservation Area are protected by controls called "Article 4 Directions." Certain minor works to buildings in the Conservation Area may require planning permission. These works include:
Consent for Tree Works
All trees within a Conservation Area or under a Tree Preservation Order are protected by law. It is illegal to "cut down, lop, top, uproot, wilfully damage or destroy" a legally protected tree without permission. Owners must notify the Director of Development and Regeneration Services, Glasgow City Council, if they wish to undertake work to a tree within the Conservation Area; permission for work to a tree covered by a Tree Preservation Order must be sought with a written application (see Trees for further details).
Repairs Notices
Owners of listed buildings are responsible for keeping the structure in a "reasonable state of repair." A Repairs Notice from the Council can force a neglectful owner to undertake the necessary maintenance, or the Council may have to step in to undertake the repairs and then charge the owner. The compulsory purchase of a listed building can be undertaken if an owner is deliberately neglecting the structure in order to justify its demolition.
Enforcement
It is illegal to demolish, alter or extend a listed building where Listed Building Consent and/or Planning Permission has not been obtained. If an offender is found guilty, he or she is liable to imprisonment, a substantial fine, or both.
Neighbour Participation
Glasgow City Council and the Scottish Executive are ultimately responsible for enforcing the legislation protecting Listed Buildings and the Conservation Area, but it is important that all residents of the West End participate in this process. Lists of planning applications are published in the Evening Times on Fridays in order to generate public comment and consultation. The appearance of the Conservation Area belongs to all and everyone can help with its protection.
For a list of contact numbers and addresses for Glasgow City Council, see Statutory Bodies and Other Organisations.
