Jedburgh listed building to be pulled down

by DOUG COLLIE

The iconic baronial property which has often featured in Visit Scotland brochures to promote the delights of Jedburgh is set to disappear after planning officers reluctantly sanctioned demolition of the listed structure, now neglected and abandoned by its group of absentee owners.

There have been a small number of representations from conservationists urging the retention of the 1866 tenement overlooking Market Place on the corner of High Street and Exchange Street. But the shops and residences which have been shrouded in scaffolding for several years are too far gone to be salvaged, according to experts.

A report published by Scottish Borders Council (SBC) confirms the local authority's planners, using delegated powers, have approved the so-called Listed Building Consent application from their colleagues in the council's architects' department.

But it is also revealed that because SBC will almost certainly have to promote a compulsory purchase order (CPO)  to acquire the worthless building the council will probably have to write off expenditure of some £400,000 which has been spent to safeguard the public and shore up the crumbling edifice.

Objectors maintain the proposal to demolish the building appears to be directly at odds with the aims of the Conservation Area. Its loss would be an irresponsible course of action. its protection would be of great value to the town, and it should be restored to a high standard and marketed in a way that presents the history and character as a premium asset, economically.

Save Britain's Heritage object to the total loss and high level of adverse harm caused to the Jedburgh Conservation Area. They claim the building is important owing to the age, materiality and physical character, and historical value which combine to achieve significant group value.

But the council report, in a section headed Marketing, declares: "Given the current NIL value of the building and the ongoing costs being incurred by the council marketing the building is simply not a realistic proposition.  The Council is currently negotiating with the owners or will use CPO to acquire the whole building, which would also require writing off the costs incurred."

And the report adds: "There is a convincing, yet regrettable, case for demolishing this listed building. These proposals do not raise historic environment issues of national significance. There is a considerable financial deficit illustrated for its repair and re-use; we must conclude this is unlikely to happen and its retention is likely untenable".

Euan Calvert, assistant planning officer at SBC writes: I witnessed the buttress scaffolding, dry rot infestation, failed gutters, water ingress and failed roof joists.  Over and above these issues I also observed the significantly poor condition of stonework on the principal elevation. 

All properties are now uninhabitable and the building has been demonstrated to be structurally unsound. It remains in control of five different interests by 15 different persons. Given the length of vacancy and the time taken to arrive at this application is quite clear that there is little will to reconcile these building problems collectively.  It is therefore impossible for the Council to present firm evidence of the building being formally marketed. 

The officer's report says: "Sadly I agree wholeheartedly with Save Britain's Heritage that it is impossible to reconcile this proposed demolition with the principles of conservation and the aims and objectives of heritage management. This building is in the heart of Jedburgh and a further "gap site" will blight the town and the Conservation Area.

"A mass of financial information has been presented which is compelling and indicates that the building could be repaired, but the costs and hence the viability of such an approach are prohibitive. The Council has amassed a massive bill for scaffolding on this site to protect public safety."

There is also a stark warning that the building in question could be posing a danger to and inflicting damage on neighbouring notable listed properties.

According to the report: " Historic Environment Scotland warn at this point that this demolition will have implications for the immediately adjacent buildings. Both are listed; 4-6 High Street at Category C and 3-5 Exchange Street at Category A.  

"I will apply conditions to ensure details are provided of the treatment of the party walls and details of raking shores to mutual gables. Anecdotally, I am aware that the internal of the A listed building is affected by the dry rot outbreak.  There is a real risk that the Council becomes involved in a wider issue beyond this red line boundary which will necessitate further Listed Building Consents."

The report concludes: "The building has been vacant and neglected for some time and it is not the first time the Council has intervened in its maintenance. There has been no inclination from the private owners to repair and renovate the building or market the site for redevelopment.

"Reports submitted with this application have indicated that the building is capable of repair and renovation but with significant conservation deficit.  The market value of the property is now effectively NIL and there is no means of closing this funding gap.

"This is the start of a proposed compulsory purchase process to acquire and demolish the entire building, clear the site and make good the properties on either side.  Successful compulsory purchase of the site by the Council will allow it to dictate redevelopment and ensure any proposal is in keeping with the overall character and appearance of the Conservation Area."