PROPOSALS to turn former public toilets in Kincardine into a four-bedroom house have been refused.

Councillors on the west and central planning committee dumped Sebastian Pietrzak's application to convert the old toilets at 17-19 Excise Street.

Case officer Brian Forsyth said the rundown two-storey property, at the junction with Station Road, dates back to the 18th century and is category C-listed.

It's been empty for around 15 years, is boarded up and on the buildings at risk register, yet plans to bring it back to life were panned by the committee for being too modern.

Mr Forsyth explained: "A number of external changes are proposed as part of the conversion and that's prompted the recommendation for refusal.

"It's the proposed use of modern, white or brown UPVC windows and composite door all on the front elevation and modern rooflights to the rear, all on this listed building in Kincardine outstanding conservation area.

"The planning service's built heritage officer and the Architectural Heritage Society of Scotland (AHSS) share the concerns set out in the report."

The building was originally two houses and the report said the ground floor was known to have been a shop in the 1960s.

It was latterly in use as a public convenience but has been vacant and boarded up since around 2007.

Mr Forsyth's report said the plans were "inappropriate and harmful to the character and appearance of this building of architectural and historic interest".

Cllr John Beare said he was surprised how much weight was being given to the view of the AHSS, which "to the best of my knowledge is a charity" and a third party, non-statutory consultee.

Mr Forsyth replied: "In large part, it's just coincidental that my professional view is largely the same.

"I'm not attaching any special, additional weight to the concerns just because they're also of concern to the AHSS."

The convener of the committee, Cllr David Barratt, said: "I think it's a pity. I will move the recommendation that it's refused for the reason given, but I would hope the applicant notes it and comes back with proposals that address the refusal."