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Search the Public Notice PortalThe construction of a student accommodation block on Sauchiehall Street would “visually disrupt” the artistic setting of the historic Mackintosh Building, the Scottish Government has been told.
In an hours-long meeting on Tuesday, representatives from Historic Environment Scotland (HES) and the Glasgow School of Art (GSA) told a government reporter that the nine-story development, to be located at the fire-damaged O2 ABC venue, would “adversely impact” views of the Mac, reports our sister title The Herald.
In response, Nick Walker, director of built heritage and townscape at property consultants Iceni Projects, speaking on behalf of the developers, said that such concerns had been considered in the original planning application.
In June 2025, Glasgow City Council granted Vita Group permission to transform the O2 ABC site into a nine-storey student accommodation block and food hall.
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However, the case was later ‘called in’ by the Scottish Government after backlash from HES and the GSA.
Iceni Projects has previously said that the effects of the proposal on the Mackintosh Building are limited, claiming the site is already badly lit.
Speaking in opposition to the plans at the hearing, Labour MSP Paul Sweeney said: “Every view of this building is of an international significance to Glasgow’s cityscape. The absolute fact, fundamentally, is that every aspect of this building is important to the city.
“Regardless of previous development of the cityscape, we are talking about further diminution of it, which is unacceptable in this context.
“The current condition of the building and our aspirations nationally to restore it are even more essential to preservation of what currently exists.”
Reverend Jane Sutherland, vice chair of Garnethill Community Council, added: “It has been said that the building should be seen in the round, and the view from the north onto the front of the building is up close and personal.
“The view from the distance up the hill to the Mackintosh is the castle view, where it looks like an ancient keep.”
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In response, Murray Henderson of HAUS Architects said that construction around the Mac had “never been static”.
“From its original completion, the site in front of it has changed holistically,” he noted.
“Since the building’s completion, the scale, the skyline and the enclosure of Sauchiehall Street have changed repeatedly also, including tall commercial buildings, cultural buildings, and they already mediate views and have done so for a long period of time.
“Our proposal responds to this reality by redistributing our mass, by stepping back where our views are most sensitive,and by avoiding direct competition with the building’s principal elevations.
However, in an earlier submission, Porter Planning, speaking on behalf of the GSA, stated that the proposed development would compromise the ‘monumental’ setting and reduce “the tower house to a building hemmed in by an over-scaled neighbour”.
The submission added: “The south-west corner of the Mackintosh Building is a potent architectural moment in one of the world’s greatest and most significant historic buildings.
“At less than 5m away, the new development is too close. It visually disrupts and adversely impacts the heritage significance and special architectural character of the Mackintosh Building.”
Iceni Projects has pushed back on these claims, stating that the scheme would instead create a courtyard model between the O2 site and the Mac.
“This creates a new urban space with framed views of the GSA and provide opportunities for public use,” a submission read.
“Leaving the site undeveloped would not address issues of vacancy and underuse within this section of Sauchiehall Street.
“It may also limit opportunities to provide a coherent setting for the GSA’s eventual restoration,” it stated, adding: “The VITA proposal represents a development approach that considers the setting of the GSA within its urban context.”
The Porter Planning report, released in December, acknowledges that the Mac may never be fully restored to its pre-fire condition if rebuilt.
"It is acknowledged that this may not necessarily mean a full reinstatement of all fabric of the building to its pre-fire condition,” it reads.
“It is also acknowledged that any reinstatement is likely to need to be delivered in phases, subject to available funding and resources.”
The hearing, held before government reporter Stuart West, also received a submission from leading city architect Alan Dunlop.
Dunlop wrote: “The massive structure will, as the developer’s proposal attached confirms, obscure Mackintosh’s world-renowned south elevation.
“Consequently,” he said. “The application as proposed would have a significant and adverse impact within the conservation area and destroy the setting and appreciation of Mackintosh’s masterwork- a building of great significance to Glasgow, Scotland and the world.”
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