Charles Rennie Mackintosh building 'at risk' from O2 ABC plan
The Art School objected to the Sauchiehall Street proposals, which have been recommended for approval to councillors.
This is despite the planning document admitting that the plans have a "significant issue of the negative impact on the Conservation Area".
The document details plans for a mixed-use student accommodation and hospitality site.
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Professor Penny Macbeth, director and principal of the Glasgow School of Art and Mackintosh Building project sponsor, said: "The recommendation for approval places our commitment to the rebuilding of the Mackintosh Building at significant risk.
"The former Jumping Jaks/ABC site proposals fundamentally compromise the Mackintosh Building's heritage significance as a purpose-design art school and with it, the building's future use as a working art school with the economic, social, cultural and wider regeneration benefits this will bring to the city.
Mack rebuild 'at risk' from ABC warns Glasgow Art School (Image: Newsquest/Colin Mearns) "Exercising our responsibilities as custodians of the Mackintosh, committed to its rebuilding as a working school of art, only works if the responsibilities of the City Council, as custodians of Glasgow's built heritage, are exercised wisely, balancing immediate economic benefits against the longer-term impact of the decisions they take.
"We all agree that the redevelopment of the former Jumping Jaks/ABC is a once-in-a-generation opportunity to positively transform this part of the city.
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"However, it needs to be done without detrimental impact to the internationally significant Category A-listed Mackintosh.
"We have been clear in our extensive discussions with VITA that, while recognising the importance and complexities of this city block, an achievable solution can be found which delivers both financial viability for them while mitigating impact to the Mackintosh Building and Glasgow's important built heritage."
The Vita Group released new images of the proposed designs this week (Image: Vita Group) In July 2024, the architectural firm Reiach and Hall, with Purcell, was appointed to draw up plans to reinstate the Mackintosh Building faithfully.
Their work on the reinstatement of the "Mack" will be published later in 2025.
James Grimley, Reiach and Hall Architects, said: "The massing and proximity of the proposed development would cause grave harm to the setting, character, and function of the Mackintosh Building including significantly reducing daylight and compromising the buildings intended function where daylight is integral to its design and purpose.
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"Equally important is how the functionality of several critical spaces would be compromised by the proposals, reducing the educational and experiential value of these, the overall heritage significance of the building as one of the world's first purpose-designed schools of art and also its use and purpose when rebuilt.
"There are alternative approaches that would reduce the development's detrimental impact on a building of such international importance.
"A revised scheme that respects and protects the Mackintosh Building's future both as a heritage asset and working art school, as it was designed, should be pursued."
(Image: Newsquest)
Over eight floors - including a basement - House of Social would include student accommodation, as well as a food hall, a public courtyard, a bar, a gym and more.
If successful, the proposed Vita development, featuring their House of Social brand, will bring around £70million investment to Sauchiehall Street.
The student accommodation would feature 356 bed spaces, comprising 306 four, five, and six-bedroom 'houses' with a shared kitchen and lounge and 50 studio spaces. It would also feature a fitness centre, social and study spaces, café-style lounges, and cycle storage.
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James Rooke, planning director for Vita Group, who has successfully created other new sites in Glasgow, said: 'We believe our proposals offer a unique approach to student living and the benefits the development will bring extend far beyond the student community.
"It will generate significant economic benefits, will help to reenergise Sauchiehall Street and contribute to the city's Golden Z ambitions.
'This is an incredibly challenging site to redevelop, and we've worked hard to create proposals that are deliverable and appropriate.'
The current site has been branded an 'eyesore' by locals (Image: Newsquest) The proposals have the support of a wide range of stakeholders, including local businesses and the Chamber of Commerce.
Stuart Patrick, chief executive of the Chamber has welcomed the plans and said: 'It is critical that this key site is brought forward for development as soon as possible.
"There's no doubt it's been a blight on Sauchiehall Street, and we need to secure this much-needed investment, which would be transformational.'
The former cinema turned nightclub had lain derelict since the second Glasgow School of Art fire spilt over onto its roof in July 2018.
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