A CONTROVERSIAL plan to build student flats next to Charles Rennie Mackintosh's world-renowned Glasgow School of Art (GSA) building has been rejected by the Scottish Government.

Plans had been lodged for a major student accommodation development in Glasgow city centre with a block housing a former nightclub being earmarked for demolition.

Objectors said that the block would have restricted daylight to the GSA building, and obscured much of the A-listed building's striking south facade.

Opponents to the scheme also said the proposed building would damage the city's reputation as a tourist destination and could harm any future Unesco World Heritage bid.

Glasgow City Council received dozens of objections to the application including complaints of impact on the character and setting of the Mackintosh building and surrounding areas.

Tom Inns, the director of the GSA, said that the development would leave the Mackintosh Building "very adversely affected."

Opponents of the scheme had claimed victory in May when the council's planning committee declined to back the plan despite its own officers recommending it be approved.

The Glasgow City Council planning committee ruled 12 to six against the plans.

Developers Urban Pulse appealed to the government reporter, but they have now failed, after a ruling, dated December 18, was issued against them.

Urban Pulse believed the plans were sympathetic to its surroundings and Historic Environment Scotland (HES) did not object to the proposal.

However, the reporter, Robert Seaton said in his judgement: "As a consequence of the proposed development’s adverse effect upon the setting and special character of the Mackintosh building of the Glasgow School of Art and its adverse effect upon the conservation area and setting of other neighbouring listed buildings, I find that the proposed development does not respect, preserve or enhance the historic environment."

He concluded: "I find that the proposed development does not accord overall with the development plan.

"I have found no material considerations that would still justify granting planning permission. I have considered all the other matters raised, but there are none that would lead me to alter my conclusions."

The proposal involved the demolition of the former Jumping Jak's nightclub to make way for the creation of a 181-bed student housing development, including roof gardens, study rooms, common areas and a cinema room.

At street level it proposed to reinstate retail and leisure units.

Developers have previously said their proposals were in-line with the aspirations to rejuvenate Sauchiehall Street "and re-establish this important city district".

But the plans provoked controversy amongst heritage campaigners despite Historic Environment Scotland not lodging a formal objection.

Last night the developers said: "We are of course very disappointed with the decision made by the reporter.

"We had very high hopes of delivering a state of the art building on this tired and dilapidated site that would have replaced the eyesore that presently exists and have helped stem the ongoing decline in this part of Sauchiehall Street.

"What is particularly disheartening is that the decision by the Reporter followed an extensive and indeed unprecedented consultation period, which included extensive discussions with the Glasgow School of Art, and concluded in an enthusiastic recommendation for approval by the professional planning team at Glasgow City Council.

"We now believe that as a direct result of the Reporter’s decision yet another key tenant is now vacating Sauchiehall Street in the New Year leading to the further degradation of this property and adding to the on-going decline of this great street in the centre of Glasgow.

"We have sought to engage with the City Planners early in the new year to explore a possible way forward for the future of this site if indeed this is at all feasible."

Mr Seaton's judgement concludes: "The proposed development would undoubtedly have some economic benefits, and as student accommodation proposed on a city-centre site close to a number of campuses would make efficient use of existing infrastructure.

"However, I am not persuaded these positive aspects would outweigh its detrimental effects on the historic environment.

"As a consequence of these effects it does not show all the qualities of a successful place."

The reporter’s decision is deemed to be final.

However, individuals unhappy with the decision made by the reporter may have the right to appeal to the Court of Session, but this can only be made on a point of law.

A spokeswoman for the GSA said: "The Glasgow School of Art welcomes the Reporter’s decision to refuse the Appeal for the proposed development at 294 Sauchiehall Street and specifically the recognition that while economic benefits of development are important these should not outweigh the detrimental effects of proposals on the historic environment.”