O2 ABC regeneration 'cannot come at cost' of fire-ravaged Mack, say art school chiefs

Glasgow’s art school has said regeneration of the fire-damaged O2 ABC site “cannot come at the cost of the permanent degradation” of the Mack, ahead of two hearings in January.

However, developers hoping to replace the music venue with a public foodhall and student flats claim the special character of the Glasgow School of Art building has been “irretrievably lost” following two fires.

Both parties have submitted statements before two hearings are held on January 20 by a reporter, who has been appointed by the Scottish Government to consider the case.

Glasgow’s planning committee approved urban regeneration development firm Vita Group’s plans for the O2 ABC site on Sauchiehall Street earlier this year, but the decision was called in by the Scottish Government.

The art school has said the scheme would put the rebuild of the fire-hit Mackintosh building at “significant risk”, but the owners of the site have accused it of “standing in the way of progress”.

ABC building Sauchiehall Street STV News

Stuart West, the reporter, will consider the potential impact of the plan on the Mack at the hearings, which will be attended by agents for the developers and the art school as well as council representatives and Historic Environment Scotland officials.

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 and parts of the ABC, including its facade, have been knocked down.

In its statement ahead of the hearings, planning consultants Porter Planning, on behalf of the art school, say it “remains a committed partner in the regeneration of Glasgow city centre”.

“However, regeneration cannot come at the cost of the permanent degradation of the city’s most significant cultural asset.”

Vita Group is planning to redevelop the old O2 ABC site on Sauchiehall Street. There would be student beds and a publicly-accessible foodhall and courtyard. Image from Vita Group. LDRS

It claims the development introduces “an oppressive sense of enclosure, fundamentally altering the character of the Mackintosh Building” and that the art school is “actively working towards a funded, phased pathway to faithful reinstatement”.

Property consultants Iceni Project, on behalf of House of Social, which is part of Vita Group, say the fires “destroyed the fabric of Mackintosh’s original building”.

The statement adds the effects of the proposal on the “already poorly lit” Mack are “limited”. “No factual information has been provided that the Mackintosh Building can be restored,” it continues.

“Nor whether it can be restored in a manner in which the areas of the building impacted by the proposed development will be fundamentally the same as they were originally designed.”

The plan would “positively enhance the setting of the Glasgow School of Art while addressing the long-term dereliction and townscape harm created by the loss of the former ABC venue”, the developers claim.

Historic Environment Scotland (HES) objected to the redevelopment proposal as it believed the planned nine-storey building would affect the setting of the A-listed ‘Mack’ building, obscuring important views to and from it.

As a result of HES’ objection, Scottish ministers had to be notified of the ruling and had a 28-day period from being notified to decide whether to call-in the application and make their own determination.

Ahead of the hearing, HES’ statement claims: “A restored building would be of value in much the same way as other nationally and internationally important buildings that have been rebuilt, for example, Uppark House, Hampton Court Palace, Venice Opera House, Notre Dame.”

If the plan goes ahead, the art school “would become visually divorced from its city, which is of key importance to its ‘sense of place’ and cultural significance”, HES stated.

The Charles Rennie Mackintosh Society has said the juxtaposition of the proposed student accommodation with the art school is “jarring”.

A statement from the society adds the development would “undermine the setting of the art school”. It continues: “The Mackintosh building is like a castle perched on its hill and has always looked out over the city.

“The scale of this proposed development will have a devastating effect on the south elevation of Mackintosh’s masterpiece and compromise the building’s intended function where daylight is integral to its design and purpose.”

Glasgow City Council officials had recommended the project – which includes 356 student beds as well as a publicly-accessible foodhall that would become an events space at night – could be approved.

In its statement, the council adds: “On balance, the proposal’s impact on the setting of the Mackintosh Building must be weighed against the negative impact of the existing site, and the significant benefits of redeveloping a derelict site that currently harms the historic environment and the vitality of the city centre.”

It states no approach has been made to the planning department over restoration work at the Mack.