A listed building in the centre of Banff is to be demolished in the interest of public safety after serious deterioration in its condition.

The privately-owned building at 22/24 Low Street has been inspected and is judged to be dangerous and beyond economic repair.

Aberdeenshire Council’s building standards team organised an in-depth inspection of the property recently in light of its deterioration in recent visits.

Advice and recommendations had previously been given to the owners of the properties with a view to carrying out remedial works.

But any work which has been carried out-to-date has not been adequate to prevent the building being badly water damaged.

Signs of dry rot and mould are in the property and there is concern conditions will allow them to spread, further weakening the structure.

Lateral support to the front elevation is reduced at second floor level due to decay of the joist ends and the ends of the roof timbers are also extensively decayed.

The load on the roof has been reduced by the removal of slates, but there is still a risk of the roof spreading at the eaves and potential movement of masonry at the wallhead. The reduction in restraint at second floor level increases this risk.


The council had previously expressed concern about the standard of propping within the building, and although it was improved, it is still inadequate.

The building is considered to be beyond economic repair given the deterioration to date and the implications on the rate of deterioration due to dry rot.

In order to minimise the risk to pedestrians and drivers on Low Street from building collapse, Aberdeenshire Council will demolish it at the earliest opportunity.

An emergency road closure started today on October 16 for a period of three weeks for the safety of pedestrians and motorists.

The pavement on the side of the affected building and the whole carriageway is now closed.

Pedestrian access will be maintained, as well as vehicular access for affected properties wherever possible.

An alternative route for vehicles has been put in place via the A98, Bridge Road, Old Market Place and Carmelite Street.

Careful planning will be carried out to safeguard the flats to the rear of the building, and the users of Low Street.

An Evacuation Notice was issued to occupants of the building and adjacent buildings at risk under the Building (Scotland) Act 2003 following receipt of the technical report.

A meeting will take place with demolition contractors next Tuesday when further details for demolition works will be decided.

A spokesman for Aberdeenshire Council said: “It’s important to note that the council is not responsible for the adequate maintenance of this building – its upkeep is not the responsibility of the taxpayer.

“It is simply our duty to do our best to rectify the situation and ensure the building does not pose a threat to members of the public and we have taken swift action to ensure this is done.

“We obviously have sympathy for the affected shop owner and will afford him every opportunity possible to get his stock out of the building, if he chooses to remove it.

“If he needs assistance in finding alternative premises we will of course do what we can to help.

“Our first priority is to evacuate people who may be in danger and ensure anyone using the street below is not at risk from falling masonry.”

(GK)