Listed Building

The only legal part of the listing under the Planning (Listing Buildings and Conservation Areas) (Scotland) Act 1997 is the address/name of site. Addresses and building names may have changed since the date of listing – see 'About Listed Buildings' below for more information. The further details below the 'Address/Name of Site' are provided for information purposes only.

Address/Name of Site


Status: Designated


There are no additional online documents for this record.


Date Added
Local Authority
Planning Authority
NT 28226 91644
328226, 691644


J D Swanston and William Williamson, 1904, altered 1909 (Swanston & Syme), 1924, 1936 and later 20th century. 4-storey with attic, Wrenaissance tenement and cinema (former King's Theatre) on corner site, 2-storeys with shops at ground and commercial at 1st floor, the latter with mezzanine appearance. Red sandstone with raised and tabbed margins. 2nd floor lintel course and mutuled eaves cornice. Roll-moulded, keystoned doorcases and oculi, pedimented windowheads, channelled and plain pilaster strips, corbels and stone mullions.

N (HIGH STREET) ELEVATION: 8-bay. Roll-moulded and keystoned pend entrance with decorative cast-iron gate in bay to outer right, 4 modern shops to left, similar pend entrance and shop with in-canted door beyond to left, modern cinema entrance in penultimate bay to left; and further modern shop to outer left. 1st floor with glazed and keystoned oculi over pend entrances, full-width tripartite windows over all shops, blocked doorhead (see Notes) to cinema bay.

3rd and 4th floors with blank outer bays, cinema bay with canted tripartite window and open pediment with blind oculus in tympanum breaking eaves; regular bipartite windows to remaining bays each with pedimented dormer window above.

CORNER TOWER: to NE. Roll-moulded and keystoned doorway with panelled timber door at ground, keystoned glazed oculus at 1st floor (both floors canted), corbel to bowed tripartite window at 2nd floor, corbelled to square at 3rd floor with cavetto corniced, canted quadripartite window breaking eaves below finialled ogee roof.

E ELEVATION: variety of openings, mostly blocked to ground and 1st floor; modern shop to outer right at ground with 4-part window above; penultimate and outer right bays of 3rd floor with pedimented windowheads breaking eaves.

4- and 6-pane glazing pattern in upper sashes over plate gloss lower sashes to NE corner: 6-pane upper sashes over plate glass lower sashes also in timber sash and case windows to N elevation 2nd and 3rd floors in bays 2, 3, 6 and 7: 12-pane glazing pattern in timber casement windows to dormers over bays 3, 6 and 7: etched plate glass glazing to 1st floor windows and modern glazing elsewhere. E elevation with variety of glazing patterns. Grey slates. Ashlar coped skews and skewputts; cavetto coped ashlar stacks with full complement of cans. Cast-iron downpipes with decorative rainwater hoppers.

Statement of Special Interest

Much original theatre wall decoration retained behind later alterations. Architects drawings (dated 30.3.04) show interior with boxes and mural decoration, and exterior with canopy at tall round-arched doorway. Photograph of hall shows double stair with panelled walls and decorative plasterwork. The staircase was removed in 1924, work being carried out for The Scottish Cinema & Variety Theatre Company, and a 1936 Dean of Guild entry is to "Reconstruct Opera House". The Kings Theatre later became The Opera House, the Regal Cinema, the ABC Cinema and currently (1996) the MGM Cinema. The Cinema Theatre Association Scotland website notes that the cinema closed in December 2000. References and Notes updated as part of the Cinemas Thematic Study 2007-08.



Dean of Guild Records: 1903 ref 648; 1924 refs 13/24 and 36/24; 1936 ref 49/36. Information courtesy of MGM manager. Gifford FIFE (1992), p285. Kirkcaldy Civic Society HIGH STREET (1994), p9. Further information from the Cinema Theatre Association Scotland website at: (accessed 28/1/2008).

About Listed Buildings

Historic Environment Scotland is responsible for designating sites and places at the national level. These designations are Scheduled monuments, Listed buildings, Inventory of gardens and designed landscapes and Inventory of historic battlefields.

We make recommendations to the Scottish Government about historic marine protected areas, and the Scottish Ministers decide whether to designate.

Listing is the process that identifies, designates and provides statutory protection for buildings of special architectural or historic interest as set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

We list buildings which are found to be of special architectural or historic interest using the selection guidance published in Designation Policy and Selection Guidance (2019)

Listed building records provide an indication of the special architectural or historic interest of the listed building which has been identified by its statutory address. The description and additional information provided are supplementary and have no legal weight.

These records are not definitive historical accounts or a complete description of the building(s). If part of a building is not described it does not mean it is not listed. The format of the listed building record has changed over time. Earlier records may be brief and some information will not have been recorded.

The legal part of the listing is the address/name of site which is known as the statutory address. Other than the name or address of a listed building, further details are provided for information purposes only. Historic Environment Scotland does not accept any liability for any loss or damage suffered as a consequence of inaccuracies in the information provided. Addresses and building names may have changed since the date of listing. Even if a number or name is missing from a listing address it will still be listed. Listing covers both the exterior and the interior and any object or structure fixed to the building. Listing also applies to buildings or structures not physically attached but which are part of the curtilage (or land) of the listed building as long as they were erected before 1 July 1948.

While Historic Environment Scotland is responsible for designating listed buildings, the planning authority is responsible for determining what is covered by the listing, including what is listed through curtilage. However, for listed buildings designated or for listings amended from 1 October 2015, legal exclusions to the listing may apply.

If part of a building is not listed, it will say that it is excluded in the statutory address and in the statement of special interest in the listed building record. The statement will use the word 'excluding' and quote the relevant section of the 1997 Act. Some earlier listed building records may use the word 'excluding', but if the Act is not quoted, the record has not been revised to reflect subsequent legislation.

Listed building consent is required for changes to a listed building which affect its character as a building of special architectural or historic interest. The relevant planning authority is the point of contact for applications for listed building consent.

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Printed: 05/12/2023 05:15