JordanhillCommunity Council
MEETING PAPER
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Title: JORDANHILL CAMPUS RESIDENTIAL DEVELOPMENT
Location: DRS, EXCHANGE HOUSE, 231 GEORGE STREET, GLASGOW, G1 1RX
Date & Time: WEDNESDAY 21 DECEMBER 2016. 11:00 – 12:15hrs
Purpose: REVIEW STATUS OF PLANNING PERMISSION IN PRINCIPLE (PPiP) IDENTIFY VALUE-BENEFITS FROM PURSUIT OF ALTERNATIVE COMMUNITY PROPOSALS
Present: Ms. Sarah SHAW (SS) Principal Officer, Planning & Building Standards, DRS.
Mr. Alistair MacDONALD (AMcD) Planning Consultant.
Prof. John WINFIELD (JW) JCC Chairperson.
Mr. John GRIERSON (JG) JCC Secretary.
PARTICULARS
PLANNING PERMISSION IN PRINCIPLE - STATUS
Pending Decision by Planning Authority – Section 75 Planning Agreement not resolved between the University of Strathclyde (Land Owner) and the Planning Authority (Glasgow City Council).
Note: Matters Specified in Conditions (MSC) Planning Application cannot be made until discharge of S75 Planning Agreement that verifies the Planning Permission in Principle to the Applicant – The University of Strathclyde.
PLANNING APPLICATIONS COMMITTEE
The Planning Applications Committee on 15 January 2013 granted Planning Permission in Principle (PPiP) for Application 11/00794/DC Subject to Condition(s) and a Section 75 Planning Agreement.
Note that the Report to the Planning Applications Committee refers to ‘supporting documents’ that include an illustrative masterplan that identifies a potential maximum development of 364 new dwellings. The report figure is the upper indicative limit taken from the Planning Application (348-364).
The development shall be implemented in accordance with Drawing Ref: JRM AL (00)004 - LOCATION PLAN as this drawing constitutes the Approved Development as qualified by Conditions and Reasons recorded in the Report to Planning Application Committee. Refer to Pgs. 14 – 17/Items 01 to 14. However, the ‘supporting documents’ are considered legitimate in terms of the planning decision.
Documents can be viewed at: www.glasgow.gov.uk/onlineplanning;
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PARTICULARS CONTINUED
PLANNING APPLICATION
Reference: 11/00794/DC. Application Type: Planning Permission in Principle (PPiP). Applicant: University of Strathclyde. Agent: Jones Lang La-Salle. Address: Jordanhill College, 76 Southbrae Drive G13 IPP. Proposal: Erection of residential development, car parking, associated infrastructure, hard and soft landscaping, drainage, and demolition of buildings (PPiP).
City Plan 2: Potentially contrary to Development Policy Principle DEV 11 Greenspace. Affecting a Conservation Area/Listed Building.
Res/Development:: Number & type of dwelling(s) proposed. Indicative Numbers 348-364. App/Received 06 April 2011. Neighbour Notification completed 21 days prior to this date. Validated: 06 April 2011. Representations: A total of eighteen (18) representations made against the Application were received including one from Jordanhill Community Council.
PRE-APPLICATION CONSULTATION (PAC) REPORT
The PAC Report was presented to the Planning Authority in April 2011 by the Agent Jones Lang La-Salle on behalf of the University of Strathclyde (Employer). Validation of the PAC Report authorises the prospective applicant to proceed to the planning application stage.
PAC – CONSULTATION WITH STATUTORY CONSULTEES AND KEY STAKEHOLDERS
JORDANHILL COMMUNITY COUNCIL 29 October 2010 HISTORIC SCOTLAND 15 November LOCAL MEMBERS 15 November JORDANHILL SCHOOL 17 November 2010 AND 20 January 2011 PARTICK AREA WEST COMMITTEE 03 March 2011
PAC – PUBLIC CONSULTATION EVENT 25 November 2010 (David Stow Building, Jordanhill Campus)
PLANNING APPLICATION NOTICE (PAN)
A PAN for the Proposed Residential Development at Jordanhill Campus, 76 Southbrae Drive, Glasgow G13 1PP was lodged with the Planning Authority on 15 April 2010. The PAN issue is a legislative requirement that requires the prospective applicant to undertake a minimum Pre-Application Consultation (PAC) period of 12 calendar weeks with the community prior to the submission of a PAC Report to the Planning Authority.
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PARTICULARS CONTINUED
CITY PLAN 2 DEVELOPMENT POLICY PRINCIPLES
City Plan 2 defines development policy principles for the site: Jordanhill College of Education as:
DEV 2 Residential and Supporting Uses.
DEV 11 Green Space.
Refer to Appendix A - City Plan 2 Development Policy Principles Map Extract, West.
CITY PLAN 2 ENVIRONMENTAL POLICY DESIGNATIONS
City Plan 2 defines environmental policy designations for Jordanhill College of Education as:
DES 3 Listed Building (Category B Listed David Stow Building)
ENV 7 Site of Special Landscape Importance (SSLI)
ENV 7 Local Nature Reserve (Ancient, Long Established and Semi-Natural Woodlands-Jordanhill Wood – ALS W007)
ENV 8 Tree Preservation Order (Jordanhill College and School – confirmed 12.01.1995).
Refer to Appendix A - City Plan 2 Environmental Policy Designations Map Extract, West.
CITY PLAN 2 PUBLIC TRANSPORT ACCESSIBILITY ZONES
City Plan 2 defines public transport accessibility zones for Jordanhill College of Education as Below Base Accessibility.
Base Accessibility is defined by:
(a) Buses: 6 + per hour (300m + 100m catchment).
(b) Trains: 2 + per hour (500m + 100 catchment).
DISTRIBUTION
Executive Director of Development & Regeneration, FAO, Head of Planning & Building Standards – Team Leader Sarah Shaw. Director of Governance & Solicitor to the Council, FAO, Head of Democratic Services. Executive Director of Education. Alistair MacDonald, Planning Consultant. Rector: Jordanhill School / Jordanhill School Educational Amenities Trust. Jordanhill Out of School Service – Board of Directors Pat Chalmers MBE MSP for Glasgow Anniesland MP for Glasgow North West Elected Members Ward 12 Jordanhill Community Council Membership. Master File.
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INTRODUCTIONS
General introductions were made. Alistair MacDonald (AMacD), Planning Consultant stated, his attendance status as ‘advisory’ to Jordanhill Community Council (JCC) and their Constituents.
PURPOSE OF MEETING
To review status of Planning Permission in Principle (PPiP) Subject to Condition(s) and S75 Agreement, open dialogue to share community concerns and advise on intended actions with the Planning Authority. Identify what benefits the Community can expect from the pursuit of alternative proposals.
Request transparency from the Planning Authority to provide all ‘supporting documents’ that include the Masterplan Portfolio by Gareth Hoskins Architects and Traffic Assessment deemed to be part of the verified application for PPiP.
Specific to the emerging MSC proposals by 7N Architects, question the material variations to those contained in the ‘supporting documents’ and Masterplan by Gareth Hoskins Architects that gained PPiP Subject to Condition(s) and S75 Agreement. Are the principles of integrated urban design along with the hierarchy of pedestrian and cyclists being waivered in favour of dictating the layout with the car as interloper? In relation to this distinctive site how are innovation, technology, design and sustainability being used to conserve the environment and benefit our Community?
To present the concept of a Community Value Proposition based on organisation, legal structure and experience of existing Charitable Trust Vehicles for adoption and integration of such proposals in determining the MSC planning application.
Key issues to be addressed though a Value Proposition were highlighted as:
1 Community Transfer of Assets.
2 Develop Education Strategies.
3 Protecting and Enhancing the City’s Historic Environment.
4 Reduce Development Density from 364 dwellings.
5 Local Transport Strategy.
6 Sustainable Design and Construction.
7 Design and Access.
8 Design and Construction Management.
9 Vesting and Adoption.
BACKGROUND
Sarah Shaw (SS), Team Leader, Planning Development, DRS provided the meeting with an overview of the planning process to date relating to the Jordanhill College Planning Application dated 06 April 2011 and subsequent Report to the Planning Applications Committee dated 15 January 2013 recommending Planning Permission in Principle (PPiP) be granted Subject to Conditions(s) and Section 75 Planning Agreement. The aforementioned Particulars list the planning process to date as supplemented by relevant City Plan 2 Principle Policies.
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PLANNING PORTAL
SS confirmed that the Council's On-Line Planning Portal is being updated to include all documentation related to the PPiP granted Subject to Condition(s) and Section 75 Agreement. It was noted that ‘supporting documents’ that include the Campus 2 Masterplan Portfolio by Gareth Hoskins Architects, Traffic Assessment, and Section 75 Planning Agreement contract (framework) are not in the public domain.
Reference was made to JCC letter dated 14 December 2016 to the Executive Director of DRS requesting a copy of the S75 Agreement and Traffic Assessment. Response waited. A copy of this letter was handed over to SS.
Refer to Appendix B: Drawings extracted from on-line Planning Portal Ref:11/00794/DC:
(a) JRM AL (00)004 Location Plan.
(b) JRM AL (00)003 Illustrated Development Schedule. Identifies development plots 1 to12. Estimated density 354 units.
PUBLIC INFORMATION EVENT
JCC believe that the Public Information Event organised by Cala Homes (West) in the David Stow Building on 07 December (14:00-20:00hrs) offering a closure date for comments by 21 December 2016 was misleading, not being part of the statutory planning process. The event presented a limited overview of the MSC proposals under development. In addition laying down a submission date of four (4) days before Christmas seems to be entirely unreasonable.
Public Event Notification Leaflets: Problems were noted relating to late delivery of leaflets, many received late afternoon on the day of the event, which added to the confusion. Note: The Developer confirmed that distribution was restricted to those owner/occupiers who had previously received Neighbour Notification in 2011.
SS advised that MSC proposals under development were presented to the Urban Design Panel prior to the Public Information Event. No adverse comments were received. SS agreed that once the MSC application was lodged these comments would be posted on the planning portal.
Jordanhill Community Council (JCC) has formally invited Agent JLL to release a copy of their Public Information Event Comments Log for comparative analysis with the Pre-Application Consultation Report (April 2011).
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JCC MEETING WITH CALA HOMES (WEST)
JG reported that JCC representatives met with preferred developer, Cala Homes (West), Agent (7N Architects), and Planning Consultant Jones Lang LaSalle (JLL) on Wednesday 07 December 2016 at 13:00hrs in the David Stow Building, 76 Southbrae Drive G13 1PP. The meeting coincided with the Public Information Event organised by Cala’s Design Team held in the same building between 14:00 and 20:00hrs.
Cala Homes (West) invited their Architect - 7N Architects to present an overview of the MSC design proposals under development. Design and sustainability matters arising from this meeting highlighted divergences from community understanding as recorded in the Pre-Application Report (April 2011), and are addressed in this Meeting Note.
JCC in recognition of their statutory obligations and growing public concern with regard the pending MSC Planning and Listed Building Applications has invited Agents and Design Team representing Cala Homes (West) to present their proposals to a Public Meeting a minimum of three (3) weeks before the applications are lodged to gauge community feeling and for JCC to respond rapidly to the Planning Authority expressing the views of the community.
The meeting shall be chaired by Jim Grey, Head of Democratic Services, Glasgow City Council and be held in Jordanhill School – availability permitting for both chair and facility.
It was noted that Cala Homes (West) have no statutory obligation to attend and present their MSC design proposals at a public meeting.
NEIGHBOUR NOTIFICATION - MSC PLANNING APPLICATION (PENDING)
SS confirmed that the prospective Applicant - Cala Homes (West) in making a formal MSC Planning Application shall require the Planning Authority to issue Neighbour Notification1 to neighbouring land being defined as: 'An area or plot of land, or part of which, is conterminous with or within 20 metres of the boundary of the land for which the development is proposed'.
1 Neighbour Notification: Owner/Occupiers in receipt of a dated Neighbour Notification along with other individuals have a minimum period of 21 calendar days to make representation to the planning authority. This shall determine the application by the Planning Authority.
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SECTION 75 PLANNING AGREEMENT
SS advised that the Section 75 contract2 prevents any future development on the greenspace as defined in the City Plan 2, Green Space (DEV 11). The PPiP cannot be granted until the S75 is resolved by discharge between contracted parties. The S75 is drafted in two parts:
Part 1: The Sports Management Plan (SPMP)
Part 2: Remaining Open Spaces.
Part 2 is subject to delay with regard ongoing negotiation between contracted parties specific to analysis and mapping of the open spaces designated boundaries within the site.
The S75 requires that the sports pitches are retained and maintained in perpetuity and that an appropriate management body shall be formed, a management plan prepared and agreed in writing by the Council and then implemented within one year of the grant of PPiP under reference 11/00794/DC unless otherwise agreed in writing by the Council.
Jordanhill School Educational Amenities Trust has entered into a long-term lease with the University of Strathclyde with regard to two (2) playing fields which constitute approximately 40% of the SPMP greenspace area.
The remaining SPMP greenspace area (playing fields) is being considered for community use under Glasgow City Council and/or Arm’s Length External Organisation (ALEO) Management.
2 Section 75 Planning Agreement: Planning obligations, known as a Section 75 Agreement in Scotland is a contract entered into by the Land Owner and the Planning Authority. The legal obligation between the University of Strathclyde (Land Owner) and the Planning Authority (Glasgow City Council) is a condition to grant Planning Permission in Principle (PPiP) for Jordanhill Campus Residential Development (JCRD). The PPiP cannot be granted until the S75 is resolved by discharge between the contracted parties. 7 JCC MEETING NOTE 21 DECEMBER 2016
1 COMMUNITY TRANSFER OF ASSETS
Opportunities may exist under the Community Empowerment (Scotland) Act 2015, to negotiate the transition of ownership of assets to local registered charitable organisations in order to evidence the perceived benefits following on such acquisitions promoting or improving the interests of the Community. Build capacity to establish clear and transparent criteria to enable robust decision making. These assets are defined as:
UNIVERSITY PLOT 12
Refer Appendix B Drawing - JRM AL (00)003 Illustrated Development Schedule – Plot 12.
JG advised that no shared community facility exists within the proposals. Pre-application consultation noted that the David Stow Building and Francis Tombs Hall had been used on certain occasions for graduation and other events throughout the year by Jordanhill School with the potential for wider community use. The College also provided sports changing facilities in relation to the playing fields.
Under MSC Development Plot 12 now proposes the construction of two (2) apartment blocks, the height is assumed to match the adjacent Jordanhill School South Campus. While this part of the site is zoned for residential use it does not prevent other more suitable uses which support the residential nature of the surrounding area and are compatible with the land use designation.
Consideration should be given to the transfer ownership of University Plot 12 including retention of the Principals’ House to an existing local charitable trust organisation, building condition permitting, for short and medium term community use.
AMacD stated that the transfer of Site Plot 12, combined with the development construction period gives adequate time to develop a project brief, concept designs, outline proposals and cost plan to secure partnership funding for a bespoke and sustainable new build nursery, after school care and community facility. It would therefore seem reasonable to give the Community time and opportunity to bring forward proposals for the site which may benefit both existing and future residents.
JG commented that Jordanhill Out of School Service (JOSS) are recognised as a local charitable trust organisation for nursery and after-school care who may have the ambition to optimise the site to engage with young people in the wider community. Plot 12 could extend the pedestrian orientated Jordanhill School south campus for supervised pick-up of children, bags and equipment (musical instruments). The nursery and after-school care interface with greenspace and alignment with the SPMP provides the potential for recreational and early sports play alignment with objectives set by Scottish Football Association and Scottish Rugby Union.
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1 COMMUNITY TRANSFER OF ASSETS CONTINUED
SPORTS PITCH MANAGEMENT PLAN (SPMP)
JG stated that opportunities exist to open professional dialogue with Jordanhill School Educational Amenities Trust in partnership with Jordanhill School3, JCC and the 'Glasgow Family'4 to explore SPMP organisational and business plan management options. There exists a willingness that the constitution of the Trust could be adapted to incorporate additional members, such as JCC and GCC Councillors, along with any SPMP obligations imposed on the Trust. The School enjoys a very strong relationship with other schools, the community and the wider public with extensive use of existing sports facilities.
JG reported that JCC remain concerned with regard the Glasgow Family’s fragmented management approach to Victoria Park with the prolonged abandonment and neglect of the Recreational Ground known as the Blaes Sports Pitches. This does not sit comfortably in the context of managing the SPMP.
The SPMP5 must be structured to protect the quality playing surface by a stringent cyclic maintenance regime to safeguard required standards. Consideration should be given to extending the SPMP to include investment in Victoria Park's and Victoria Park Nature Walk’s open spaces. Refer Victoria Park & Open Spaces Community Plan.
CHANGING FACILITIES
It is recognised that a key component of the SPMP is the need to replace the existing changing accommodation, lost as part of the relocation of the University to the City Centre. It is recognised that the cost of the community element of any new changing facility will be an obligation upon the University and Preferred Developer. JCC understands that initial discussions have taken place between the University and Jordanhill School regarding the potential to provide a changing facility within the grounds of the school campus.
JG reported that it is understood that the MSC Planning Application shall propose construction of a new build Pavilion for first-aid and toilets to support the SPMP on designated greenspace. City Plan Principle Policy DEV 11 Greenspace favours the retention of all designated open/green spaces. The Section 75 Agreement provides a presumption against development as an explicit condition of transfer.
2 DEVELOP EDUCATION STRATEGIES
The proposed residential development gives no consideration to school provision for children who will move into the area.
JCC reported that the Executive Director of Education has confirmed a willingness to meet with Members, Jordanhill School, Jordanhill Out of School Service (JOSS) and other relevant parties in relation to opening dialogue to benefit understanding of community learning and/or education strategies that include early intervention approaches specific to supporting the Jordanhill Campus Site.
3 Jordanhill School: Has two and half pitches: one on its campus and one and a half on the area leased from the University of Strathclyde. St. Thomas Aquinas Secondary School has no grass pitches at present and uses facilities at Scotstoun Sports Campus. Both schools have established Schools of Rugby Excellence in partnership with Scottish Rugby Union (SRU). Current access to the grass pitches is inadequate to meet SRU objectives.
4 Glasgow Family: Glasgow City Council Departments including Arm’s Length External Organisations (ALEOs).
5 SPMP: A SPMP Business Case requires to be developed to ascertain the viability of community use that may be dependent on seasonal trends. This must include realistic appraisals of usage, income and expenditure. The annual University of Strathclyde facilities management costs of maintaining the playing fields are estimated at £30K (excluding the leased area to Jordanhill School). In 2008 community use (other than the school) generated income of approximately £3,000. Community use is presently nil as restricted by the University. 9 JCC MEETING NOTE 21 DECEMBER 2016
3 PROTECTING AND ENHANCING THE CITY’S HISTORIC ENVIRONMENT
SITE
Jordanhill Campus is a distinctive and elevated outer urban area site located at the core of the stable residential amenity of Jordanhill, west of the City. The site occupies an area of 16.6 hectares and has significant cultural and heritage attributes that invite intervention of an ‘openness‘ placemaking strategy in designing better sustainable communities with a clear sense of identity to protect and enhance the City’s historic environment.
The site is of Special Landscape Importance and contains woodland designated as a Local Nature Reserve and has Tree Preservation Orders. It is broadly split into two character areas with an expansive grassed area occupying the south west with mature trees creating a parkland setting. The setting area is characterised by the former College buildings that include the David Stow Building along with Jordanhill School. Both buildings constructed at the same time are Category B Listed, and are classified as of Special Interest by Historic Environment Scotland.
The design of the 60/70s College buildings and landscape reflects modern architecture that follows similar characteristics of the International Style. Architectural massing and relationships provide significant merit and spatial quality with open spaces, grassed areas and groups of trees. The Crawfurd Building has architectural and landscape merit with a sunken landscape garden.
The site’s primary access is restricted to a four arm roundabout which is served via Southbrae Drive and is shared by a residential development on Southbrae Gardens along with a closed access to the Principals House. A second vehicle egress leads to a heavily urbanised area at Jordanhill Drive at the north east corner of the site.
DAVID STOW BUILDING (1921) PLOT 11
SS confirmed that under City Plan Principle Policy DES 3, Protecting and Enhancing the City’s Historic Environment Listed Building Consent is required for the conversion of the Category B Listed David Stow Building5. Any development in the curtilage of listed buildings requires protecting the principal elevations of the main subject and should not be obscured by new development.
Specific to the David Stow Building Listed Building Consent requires the development of a Conservation Management Plan (CMP) to grade the significance and protect the building’s appearance, character and setting by providing tolerances for control of the conversion works. The building has public spaces of high architectural merit that include the Francis Tombs Hall. The CMP may provide title and planning consent obligations and repair standards for maintaining the listed building along with defining an inspection regime.
Building Condition Report: JG reported that at the meeting with Cala Homes (West) on 7 December 2016 the developer had not yet ascertained by survey the condition of the building.
CRAWFURD BUILDING (1963-1970) PLOT 3
JG advised that consideration be given to retention of the Crawfurd Building with sunken garden landscape and feature sundial being of architectural merit and worthy of protection by listed status.
GRAHAM HOUSE (1921) PLOT 8 AND DOUGLAS HOUSE (1931) PLOT 7
Douglas House and Graham House will be retained for residential conversion.
LANDSCAPE MANAGEMENT PLAN
JGG reported that at the meeting with Cala Homes (West) on 7 December 2016 the developer confirmed that a Landscape Management Plan is being developed.
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4 REDUCE DEVELOPMENT DENSITY
JG stated that the objective of the Community Value Proposition is to significantly reduce the residential density to below 364 new dwellings to take account of greater open space amenity, the capacity of the land-locked site, existing infrastructure and below base transportation accessibility. The PPiP application indicative number of 348-364 dwellings is based on transport information perhaps six (6) of seven (7) years old. The increasing use of Scotstoun Stadium, car ownership and diminution of public transport leads to rapidly changing and adverse scenarios.
SS advised that the proposed development is currently estimated at 400 dwellings6 of varying typologies. The design layout restricts construction heights around the perimeter to match the scale of existing residential amenity. Provision is being made for one (1) parking space for every domestic dwelling with 25% visitor parking. Undercroft parking is being considered for the David Stow Building. It was noted that Town Houses, 50% with garages provide a high risk for future conversion for residential use putting additional stress on roadside parking.
Restricting new development more or less to the footprint of existing 60/70s buildings would achieve a better resolved layout of the built form and landscape. An adverse presumption exists that the provision of residential supporting open spaces can be minimised to increase density due to the adjacency of designated greenspace governed by the S75 Agreement. Refer to Figure 1: Built and Landscape Relationships.
Figure 1: Built and Landscape Relationships
6 400 Dwellings: DRS Report dated 15 January 2013 to Planning Application Committee Pg. 8, Policy TRANS 2 Development Locational Requirements, Para 2 states: “In relation to density Campus Plan 2 and the illustrative masterplan have identified a potential maximum development of 364 new dwellings. Within the entire site of 16.6 hectares this equates to a density of 21 units per hectare. However a more accurate assessment of density should take into account what could legitimately be considered to make a contribution of amenity space to the overall development. To do this it is considered appropriate to exclude the sports pitches which are to be retained for community use but include the remaining greenspace as contributing to the setting of the residential development. The pitches equate to approximately 3 hectares which, once excluded, means that the residential density of a 364 unit development would result in a density of approximately 26 units per hectare”.
Para 3 states that: “The maximum density set by Policy RES 1 for site’s with base accessibility to public transport is 50 units per hectare. However, the location of Jordanhill Campus means that much of the site area which is proposed to be redeveloped is considered to have below base accessibility which means that it does not meet the expected accessibility levels for new development. That said, the illustrative density is virtually half of the maximum set for sites with base accessibility, so this reduced density must be recognised in mitigating any policy tension”. Nevertheless, even taking this into account, Policy TRANS 2 Travel Plans still identifies that public transport accessibility is likely to need to be enhanced in order for the development to progress on this site”. 11 JCC MEETING NOTE 21 DECEMBER 2016
5 LOCAL TRANSPORT STRATEGY
OBJECTIVE
JG stated that there is an immediate need for the Local Authority to develop and/or review their Local Transport Strategy (LTS) for addressing, at a council-wide strategic level, Mode Share Targets (MST) and how these targets are disaggregated by area, and at development management site level. There exists an immediate need to provide transparency in MSTs for Glasgow NW.
Strategic MSTs need to be translatable directly to individual development sites and at the same time be realistic and achievable targets for developers to work towards. The local authority must recognise the different and changing demographic, transport and economic characteristics prevailing in Jordanhill and surrounding. These are:
Reductions in public transport services.
Inequalities in Permanent Traffic Regulation Orders.
Scotstoun Sports Campus.
Proposed Jordanhill Campus.
TRAFFIC ASSESSMENT(S)
Traffic Assessment and Travel Plans must be based on realistic and credible MSTs taking into account transport accessibility by different modes, parking availability, existing incentives and disincentives to influence travel choice.
JCC reported concern that two major planning applications are being simultaneously progressed by potential applicants Glasgow Life –Scotstoun Sports Campus and Cala Homes (West) –Jordanhill Campus. Each Traffic Assessment (TA)7 is governed by the respective boundaries with no apparent interface for MST analysis of the wider impact that is affecting the local residential stability and public road safety.
Concern was noted that existing road infrastructure within the site will be used as a ‘rat-run’ to avoid traffic connection hotspots. SS confirmed that speed calming measures to standards set by PAN 76 Designing Streets may be employed within the development.
SS agreed to refer this matter to DRS Roads and Transport.
7 Traffic Assessment: To be informed by the Local Transport Strategy MSTs to achieve compliance with City Plan Principle Policy TRANS 4 – Vehicle Parking Standards7, City Plan Principle Policy TRANS 5 – Providing for Pedestrians and Cycling in New Development, and TRANS 6 Cycle Parking Standards shall ensure minimum levels of cycle parking are provided in new development in order to support sustainable transport objectives. TA is required to include a Cycle Audit promoting the continuing integrity of the core path network routes.
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6 SUSTAINABLE DESIGN & CONSTRUCTION
JG reported that the MSC proposals under development appear not to recognise community legacy benefits by zero- carbon standards to act positively on climate change to meet targets set by Scottish Government.
ECO HOMES
The development does not appear to mitigate climate change nor motivate the wider community to adopt combined heat and power, which is not included in the proposals even although the existing site has a transmission network. The absence of ambition to achieve ECO-HOMES 'excellent' rating to reduce carbon emissions to equal or go beyond regulatory requirements to achieve zero-carbon standards by 2016/17 raise significant concerns with regard the legacy value of the proposed development.
INFRASTRUCTURE COMES FIRST
The need for an infrastructure comes first approach to make effective use of existing infrastructure and service capacity and to reduce energy consumption, does not appear to be addressed by the Design Team. Sustainable Drainage System (SUDS), by a Surface Water Management Plan and a District Heating Transmission Network appears also to be absent from the development proposals.
JCC understands that initial site investigations have identified a potential need for an underground water storage tank for the redevelopment. The underground tank may be sited under the sports pitches, with the appropriate rights of access and servitudes. Until such times as a detailed drainage survey is undertaken requirements cannot be defined. This approach is not appropriate for this unique site.
JCC reported that there were significant problems with regard the condition of the combined sewer network associated with the previous Cala Homes construction at Southbrae Gardens. No proper below ground infrastructure survey assessments were carried out by the developer and this resulted in water damage to residential properties.
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7 DESIGN AND ACCESS
MASTERPLAN (Gareth Hoskins Architects)
The Report to the Planning Application Committee, Pg.7 Assessment and Conclusions, Para. 5 states: The applicants have illustrated in their masterplan an aspiration to extend the parkland setting adjacent to the residential designation so that it penetrates into the site and this illustrates efforts towards enhancing the landscape setting. Again the full detail of impact will only be considered once a MSC application is submitted’
Refer to Pg.5 PLANNING PORTAL – Request to publish the Campus 2 Masterplan Portfolio.
INTEGRATED URBAN DESIGN
JG stated that the MSC design proposals under development appear to be divergent to the principles set by the masterplan and do not represent most suitable in the circumstances in terms of determining integrated urban design. There appears to be no coordination between design and sustainability, surface water management, sustainable drainage, district heating, and incorporation of renewable energy/efficiency and smart technologies nor integrated habitat networking including the restoration of degraded habitats.
Recognition of a hierarchy of pedestrian and cyclists appear to be waivered dictating the layout with the car as interloper. How is the existing undercroft parking to be used, and can it be extended given the site’s topography and ground conditions?
The site topography optimises the integration of a sustainable urban drainage system and a surface water management plan eliminating the need for below ground piped and water storage solutions before discharge to the combined sewer network. There appears to be no understanding of the hydrological pathways associated with characterising ground water movement through the site’s geology, the interface with the drainage network expected of integrated SUDS as part of the designed landscape.
The proposals appear to neglect a waterplan strategy8 to ensure that optimum gain and surface water retention can be achieved on site to benefit the urban grain.
8 Waterplan strategy: Water planning strives to improve water quality to create healthier ecosystems, delivery amenity and recreational benefits and contributes to urban regeneration and requires promoting a fully integrated surface water management strategy to determine relationships between Source Control, Site Control, and Retention (discharge to water course). 14 JCC MEETING NOTE 21 DECEMBER 2016
7 DESIGN AND ACCESS CONTINUED
RESTRICT RESIDENTIAL DEVELOPMENT TO FOOTPRINTS OF 60/70’s BUILDINGS
Retention of all open/greenspace is considered a community legacy, which can be traced back to the sale of Jordanhill Estate9. It should not be used as a means to substantiate the removal of significant open spaces to increase residential density. This approach was acknowledged in the pre-application consultation report which we understand was reflected in the masterplan, that the proposed development would be constrained by more or less restricting new build dwellings to the footprints of the demolished 60/70 buildings. This approach appears to be lost in favour of increasing densities.
The MSC proposed green corridor is too narrow to maximise urban views and encourage movement to connect people, wildlife and landscape along with integration of surface water management.
In terms of spatial quality the present site has significant merit with core buildings, pathways and landscape relationships that connect to the site’s perimeter and urban realm. These areas are frequently used by the community as social places in transiting the site. Retention of the existing geometry of the central grassed area with the intimate sunken garden of the Crawfurd Building is a very important landscaped feature for inclusion in any future development.
Figures 2 to 4 show primary green corridors that correspond with the central open spaces and urban realm.
The sandstone 'Pillar' that was originally placed to mark the sight-line from Jordanhill's House Library window to the Spire of Renfrew Parish Church should be restored as part of the historic environment.
9 Jordanhill Estate: Inherited and owned by C.H.G. Smith (6th Smith of Jordanhill) and sold to the Corporation of Glasgow in 1913. Subsequent transfer of ownerships saw the construction of the David Stow Building (1921) facilitated teacher training by a unified University of Glasgow. Two small hostels were built, Graham House (1921) and Douglas House (1931). In 1959 the Scottish Education Department (SED) approved a Board of Governors and the right for each college to award their own qualifications. An extensive new build programme started in the 1960s that included the 1961 demolition of Jordanhill House (part of college). The period of SED expansion concluded in 1976. In 1993 Jordanhill College became the Faculty of Education of the University of Strathclyde. In 2010 the decision was made to close Jordanhill Campus and to move the Faculty to the John Anderson Campus.
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7 DESIGN AND ACCESS CONTINUED
Figure 2: Proposed North/South Green Corridor connecting Southbrae Gardens to Semi-Natural Woodlands.
Figure 3: Proposed West/East Green Corridor featuring the Crawfurd Building’s Sunken Landscape.
Figure 4: Proposed South West/North East Green Corridor connecting pathway to Southbrae Gardens and Hallydown Dri
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7 DESIGN AND ACCESS CONTINUED
RECONFIGURE SITE JUNCTIONS
JG reported that consideration should be given to reconfigure site entry and egress junctions to improve public and vehicular safety by adopting a pedestrian and cyclist hierarchy to derive value from the local urban context, greenspace and core paths connectivity to the historic environment.
The present Council rationale of 'no accident, no problem’ is inadequate as there exists a high risk to pedestrian and vehicular safety in Jordanhill and surrounding areas. The stability of the residential amenity is under threat from daily rat-run' vehicular trends to avoid traffic connection hot-spots of Clyde Tunnel approaches, Balshagray Drive, Crow Road and Anniesland Cross. This combined with uncontrolled spectator attendances beyond the statutory occupancy at Scotstoun Stadium provides adverse environmental impact affecting the wellbeing and stability of our neighbourhoods.
The proposed design reconfiguration of two strategic site junctions identified as Southern Access and North Access is not appropriate to the context and stability of the area. The proposed introduction of standardised forms, filter lanes, roundabouts, signalisation (Installed after the construction of the 174th dwelling at Westbrae Drive) and cable ducting containment should not dictate the street pattern. The proposed signalisation conflicts with residential properties and related driveways located on Southbrae Drive in proximity to the junction with Westbrae Drive. The North Access is considered to be high risk to public and vehicle safety with poor sight-lines dictated by street layout and topography.
RECREATIONAL PLAY
The Developer has confirmed that ‘natural play’ is favoured. Provision of genuine play facilities, appropriately scaled for multiple age groups should be considered for this site, similar to that provided at Yorkhill Park.
DESIGN CODING
JG reported concern with regard the deteriorating condition of Cala Homes recently built on the Campus Site at Southbrae Gardens, namely white render; efflorescence on sandstone etc. supports the need for greater quality control in the specification and control of materials by design coding. Extensive use of painted and/or tinted render is not considered appropriate for this location.
JG proposed that the Planning Authority introduce a MSC condition of Design Coding10 to control the design and appearance of buildings and other structures. Design Coding would be a material consideration in determining the planning application. SS agreed to consider this request.
10 Design Code: A Design Code is a set of three-dimensional, site-specific design rules or requirements for development. It is informed by a spatial masterplan and describes through words and graphics design and material selection. Design coding shall play a significant part in the selection and control of materials to reduce vesting and adoption operational maintenance cost risks. 17 JCC MEETING NOTE 21 DECEMBER 2016
8 DESIGN AND CONSTRUCTION MANAGEMENT
PROFESSIONAL SERVICES
JG stated that transparency of design and construction management processes is imperative. Disclosures of Design Team Scope of Services referenced to RIBA Plan of Work are required from Cala Homes (West) to ascertain liabilities during pre- construction, construction and post-construction stages. What architectural input will be provided by 7N Architects after any permissions are released by Glasgow City Council?
It was noted that the Pre-Application Consultation Report advocated a single developer approach for the site.
CONSTRUCTION PERIOD
Concern was noted that the proposed construction period estimated at between five (5) to eight (8) years shall impact on the surrounding residential, recreational and educational amenities.
RISKS
Risks associated with a multi-developer approach (if applicable) to be disclosed along with all methodologies11 that include heavy vehicular transportation impacts on fragile street infrastructure and air quality invites stringent analysis and mitigation by dictating specified routes, alternates and times.
The continuing integrity of the core path network route through the site to be maintained during the construction programme.
9 VESTING AND ADOPTION
It was agreed that vesting and adoption12 by the Council and Scottish Water would benefit from improved spatial planning, design and sustainability, integrated urban design and design coding.
End of Meeting Note.
11 Methodologies: Demolition, removal of buildings, foundations, hard standing and crushing to a certified aggregate: Method Statement and Risk Assessment Methodology is required as a condition of MSC to record site constraints including access, egress and logistics, communication, environmental considerations (asbestos removal/disposal of hazardous substances/COSHH Assessments/ mitigation of noise, vibration and air pollution) Fire Plan, Training and Personnel.
12 Vesting and Adoption: The Council by vesting and adoption may take responsibility for the wider amenity and landscape maintenance, but necessarily including the SPMP contract. Scottish Water would take responsibility for maintaining the below ground structures, and those functional comment parts that are hydraulically required for the continued operation of the system. 18 JCC MEETING NOTE 21 DECEMBER 2016
APPENDIX A
City Plan 2 Development Policy Principles Map Extract, West NTS.
City Plan 2 Environmental Policy Designations Map Extract, West NTS.
CITY PLAN 2
DEVELOPMENT POLICY PRINCIPLES WEST – MAP EXTRACT
CITY PLAN 2
ENVIRONMENTAL POLICY DESIGNATIONS WEST – MAP EXTRACT
APPENDIX B
JRM AL (00)004 Location Plan.
JRM AL (00)003 Illustrated Development Schedule.