Balrossie School: Water Tower (Former), Kilmacolm

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Ordnance Survey licence number AC0000807262. All rights reserved. © Copyright and database right 2024.

General Details and Location

Category
AT RISK
Name of Building
Balrossie School: Water Tower (Former)
Other Name(s)
Water tower
Address
Kilmacolm
Locality
Postcode
Planning Authority
Divisional Area
Reference No
3913
Listing Category
B
OS Grid Ref
NS 34184 69246
Location Type
Rural
HS Reference No
49972

Description

ORNAMENTAL OUTBUILDING: small, square-plan, flat-roofed outbuilding forming focal point in garden. Rendered brick with painted red sandstone dressings. Deep, battered base course; coped wallhead; rusticated long and short quoins and window margins; central windows to side and rear elevations. Studded timber-boarded door with strap hinges in deep round-arched, roll-moulded architrave; panel above containing cartouche inscribed "The Gift of H['] 1899" 4 steps to door.

Built as an orphanage by the Sailors´ Orphans Society of Scotland. This was the first orphanage to be built by the society, and previous to its completion the society had housed its orphans in rented accommodation. Money for the building was donated by ´several donors´, including one anonymous benefactor who gave £3500: the deliberately obscure inscriptions on the Girls´ Villa and garden building are probably the monogram of this person. The architect of the building is given in the Glasgow Advertiser article as H and D Barclay, but as Hugh Barclay died in 1892, this is probably the sole work of his younger brother David. The Barclay brothers specialised in school design, and were responsible for a large number of schools in and around Glasgow, including Glasgow Academy; their most prominent building, however, was Greenock Municipal Buildings.

The orphanage was designed to house 82 boys and 32 girls. The principle building contained accommodation for 50 boys in the left wing and 32 boys in the right wing, each wing forming a separate house with its own dormitories, dining room, playshed and other accommodation. The central tower contained administrative offices, with stores on the ground floor and a water tank at the top. The large gabled section that runs through the centre of the block contained a large hall for assemblies, services, teaching, and other similar activities. Girls were housed separately in the villa to the North of the main building. The exact purpose of the ornamental square building in the garden is unknown. It appears from the stonework that the roof of this building has been raised at some point. (Historic Scotland)

The Design and Access statement submitted with redevelopment plans (2012) notes the building functioned as a water tower and has been reduced to its current size.
Building Dates
1899
Architects
David Barclay

Category of Risk and Development History

Condition
Poor
Category of Risk
High
Exemptions to State of Risk
Field Visits
16/12/2008, 13/8/2014
Development History
22 July 2004: The Herald reports that the school is vacant and is being offered for sale by Inverclyde Council. Originally built as a home for the orphans of sailors, the building was purchased by Glasgow Corporation in 1962 and was converted into a residential school. The building has now lain vacant for about 8 years. The school lies within the greenbelt and development is therefore restricted to that which meets rural, agricultural, forestry or leisure needs. However, Inverclyde Council will consider any proposal which complies with the issued development brief and is willing to accept a residential development of up to 40 units through the conversion of existing buildings and a small new build element. The building is currently proposed for listing. 3 August 2004: The Greenock Telegraph reports on the building. 11 August 2004: The Paisley Gazette reports on the building. 24 April 2005: The Herald carries notice that the school is being marketed for sale as a development opportunity.
The property is being marketed for sale by Knight Frank, along with the Main Building Annexe Building, Ancillary Building and surrounding land at a guide price of £2 million. Listed Building Concents (23/0002/LB) and revised Planning Permissions (23/0020/IC) for the conversion of existing Main Building, Annexe Building and Water Tower into residential units conditionally granted 07/06/2023. Water Tower Building - Existing ground floor walls retained with new upper floor construction to match existing.
December 2008: External inspection finds the building unsecured. There appears to be damage to the render beneath the wallhead coping. Moss and algae growth is apparent along the base course and dressings of the masonry.
April 2009: A member of the public reports that the building remains boarded up with broken windows and clear damage.
4 December 2012: A member of the public draws attention to a new application being sought for the site. Full Planning Permission and Listed Building Consent for restoration and conversion of the former childrens' home into residential use and for the establishment of the principle of enabling development (new build) within the grounds ref: 12/0252/IC & 12/0022/LB & 12/0254/IC. This building is included for retention and noted as the former water tower for the site. The site is currently being marketed for sale, on instructions of the joint administrators of GWM Balrossie Limited, through agent Lambert Smith Hampton.
13 August 2014: External inspection finds general deterioration of the property is evident with large trees growing close to the walls and substantial shrubs growing on the roof. The building is unsecured.
24 March 2015: The former school site remains under marketing for sale or lease through agents Lambert Smith Hampton. Listed Building Consent for redevelopment and conversion to residential use of the former school site was conditionally granted Feb 2015 ref: 12/0022/LB. The proposals include the retention and extension of the water tower to form a single dwelling.
17 November 2017: Listed Building Consent for conversion of the complex to dwellings is being sought. The water tower is proposed to be raised by a storey.
19 November 2021: Listed building consent (17/0038/LB) and planning permission (17/0351/IC) conditionally granted for conversion of existing main building, annex building and water tower into residential units. Main building - façade retention to North, South and East elevations with full reconstruction of west elevation, internal floor plates and roof, new windows throughout. Annexe building - internal alterations and repairs to suit new layout. Roof overhauled/reslated, new windows throughout. Water tower building - existing ground floor walls retained with new upper floor construction to match existing.
10 December 2021: Currently being marketed for sale through Knight Frank. Accepting offers over £3 million.
13 January 2023: Property continues to be marketed for sale through Knight Frank agents.
9 February 2023: An application for Listed Building Consent has been submitted for the conversion of the Main Building, Annex Building and Water Tower into residential units. The proposal is for the Water Tower ground floor walls to be retained with new upper floor construction to match the existing structure. (23/0002/LB)
6 July 2023: Conditional planning consent was granted 03/04/2023 for the conversion of the Main Building, Annex Building and Water Tower into residential units (23/0020/IC) with conditional Listed building consent (23/0002/LB). The property continues to be marketed for sale through Knight Frank agents.
5 February 2024: Property remains under marketing for sale. Guide price reduced to £2,000,000.

Guides to Development

Conservation Area
Planning Authority Contact
PAC Telephone Number
01475 712418

Availability

Current Availability
For Sale
Appointed Agents
Knight Frank (as at Feb 2024)
Price
Guide price £2,000,000 (as at Feb 2024)
Occupancy
Vacant
Occupancy Type
N/A
Present/Former Uses
Name of Owners
Unverified see FAQ on ascertaining ownership
Type of Ownership
Unknown

Information Services

Additional Contacts/Information Source
Bibliography
Article in GLASGOW ADVERTISER AND PROPERTY CIRCULAR 30 August 1898, with illustration. Appears on 3rd Edition OS map (1911). James Murray, KILMACOLM (1907), p190. Frank Arneil Walker, THE SOUTH CLYDE ESTUARY (RIAS Guide) (1986) p88.
Design and Access Statement (2012) Simpson and Brown submitted as part of redevelopment
New Lease of Life for historic home (22/7/2004) The Herald. p 37..
Online Resources
Classification
Ancillary Buildings
Original Entry Date
30-APR-09
Date of Last Edit
05/02/2024