Item 4 City Council 20 September 2007 Executive Committee 20 September 2007

Report by Executive Member for Land and Environment

Contact Robert Booth on ext 79100

RIVER CLYDE FLOOD MANAGEMENT STRATEGY PROGRESS REPORT AND PRESENTATION OF RIVER CORRIDOR SUPPLEMENTARY DEVELOPMENT GUIDE

Purpose of Report

The purpose of this report is to advise Committee of the progress of the Flood Management Strategy commission and to present, for approval, the River Corridor Supplementary Development Guide.

Recommendations

I recommend that Committee: i) notes the progress of the River Clyde Flood management Strategy project; and, ii) Approves the River Corridor Supplementary Development Guide for issue as a document which gives guidance for new developments on the River Clyde.

Ward No(s): Citywide: X

Local member(s) advised: yes No Consulted: yes no

2

1 Introduction

The aim of this report is to set out progress to date in the River Clyde Flood Management Strategy (RCFMS), the delivery mechanisms proposed and most specifically present for approval the River Corridor Supplementary Development Guide, a copy of which is attached.

2 Background to the Study

The Halcrow and W.A. & Partners Joint Venture (HFJV) was appointed by (GCC) in May 2003 to undertake the RCFMS. The study adopted a catchment wide approach to help deliver a strategy for the council to manage flood risk along the River Clyde.

The aim of RCFMS was to identify flood risk from the River Clyde within the City and beyond and to develop design solutions within Glasgow.

The results of this study will play a fundamental role in supporting the regeneration of the River Clyde waterfront and demonstrates the Council’s commitment to delivering comprehensive flood defence and quay wall stability solutions in Glasgow. To develop Glasgow’s metropolitan role, it also recognises the need to deliver added value as part of this work, through high standards of urban and landscape design.

The RCFMS has been formulated to provide information about the implementation of flood management solutions and quay wall improvements, whilst incorporating public open space creation and public realm improvements.

3 River Clyde Flood Management Strategy

Initially there were two main issues that have driven the development of the RCFMS:

• Identification of flood risks through river modelling; and

• The condition assessment of quay walls.

Modelling of the River Clyde has been at the heart of the RCFMS commission. Glasgow is located at the transition between the tidal influence from the sea and the fluvial influence from one of the largest river catchments in . The River Clyde has been historically engineered to allow navigation. Flood risk has become more and more prominent recently with the impact of climate change, new national planning legislation, and also a number of recent flood events. At inception it was considered that a robust hydraulic model of the River Clyde was required that could withstand scrutiny and deliver detailed flood maps to identify which areas are at risk of flooding and at which return periods, setting out the impacts of climate change. Progressing from this robust assessment the RCFMS then considered the most sustainable mechanisms for managing flood risk.

The RCFMS developed a robust model and an extensive exercise was undertaken to upgrade a previous model, taking into account new ground survey data (LiDAR), new bathymetry data, new hydraulic boundary conditions and extensive calibration, considering joint probability of tides and flows. The impact of climate change was also fully considered in the model, based on UKCIP2002 scenarios, the most up to date methodology recognised for this purpose. The model has been independently audited and is fully documented in the Hydrodynamic Modelling Report (June 2005). 3

This base data and the model itself has been shared with and used by a number of other organisations including the Scottish Environmental Protection Agency (SEPA), who have adopted the outcomes of the RCFMS as part of their national flood maps.

Developing from the outcomes of the model, a number of potential flood management options were considered and tested as follows:

• Local defences;

• Catchment storage;

• Downstream tidal barrier; and

• Tidal barrier with upstream storage.

Direct local defence was adopted as the preferred option as it represents the lowest cost and operational risk solution, whilst also being the only option that can also address issues of quay wall stability. It was also considered at an early stage in the process that delivery of direct defenses would also provide an opportunity to improve integration within the urban landscape, public realm, Clyde walkway and new developments along river, therefore achieving best fit with the City Plan. Most importantly the delivery of direct defenses is within the control of the Council. This strategy was approved by Policy and Resources Committee in March 2005.

As previously stated, the stability of quay walls is directly and intrinsically linked to a flood risk management strategy. 41km of quay walls and river banks have been inspected and their stability analysed as part of RCFMS. As part of this work historical analysis was undertaken along with visual inspections where major and minor defects were recorded and stability analysis undertaken. This analysis identified the locations of poor/very poor condition and it was evident that few areas of quay wall meet current design standards. The outcomes of this study were produced in the Condition Assessment Report (March 2005). Detailed / generic engineering solutions were then considered and a preferred palette of solutions recommended that range from stabilisation using ballast, to quay wall reconstruction and introduction of new public spaces.

Throughout the modelling exercise and the option appraisal the RCFMS project has fully considered a number of planning and environmental considerations that have led to the delivery mechanisms now proposed. As a result of the comprehensive approach two main delivery mechanisms were proposed, (1) direct work by the Council and (2) delivery via robust planning policy.

3.1 Direct Work proposed by Council

As part of work considered to be delivered by the Council, three areas in need of early action were considered due to the associated flood risk, concern in relation to quay wall stability and the land being under control of the Council. Initial designs for the three areas were provided and proposals costed in budget terms. The three areas considered were Pointhouse Quay, Lancefield and Anderston Quay and Wharf. In May 2005 the Early Action Areas Report was issued and each site has progressed on an individual basis. 4

Pointhouse Quay is now under construction and will enable the regeneration of the area.

Lancefield and Anderston Quay is currently subject to a planning application which is awaiting determination but due to commence on site in line with the construction program of Fastlink. As part of the preparation of the planning application for this area detailed public consultation was undertaken in conjunction with the Fastlink proposals and the RCFMS project as a whole.

Work in relation to Govan Wharf has not progressed to detailed design as there are issues of land ownership to be resolved.

3.2 Delivering via robust planning policy

Moving forward from the early action areas the RCFMS has also considered fourteen other areas and produced generic engineering designs in the River Edge Treatment Report issued in January 2006.

The production of the Early Action Areas and River Edge Treatment report allowed detailed design issues to be fully considered and identified the difficult constraints that exist. This process has informed the production of planning policy for the river corridor and as a result the policy produced as part of the RCFMS has a sound and robust evidence base.

From an early stage in the RCFMS it was identified that comprehensive planning policy is needed to ensure each development provides appropriate direct flood defences and address quay wall stability. With no such policy in place there is no requirement for developers or public organisations to provide these essential works. This is the key aim of the document whilst also providing added value through the delivery of improved public realm throughout the river corridor.

Early discussions with Development and Regeneration Services have taken place the policy is now being delivered through a Supplementary Development Guide (SDG).

Although the SDG is a standalone document, it is directly linked to the emerging City Plan 2 through policy ENV5, and as a result when approved by the Council, will become a material consideration in the determination of all planning applications.

The RCFMS SDG provides information about the implementation of flood management solutions and improvements to quay walls, incorporating the creation of and improvements to public spaces along the Clyde corridor. It focuses on a Co-ordinated approach which will help to achieve design excellence along the River Clyde. This development guide proposes land use policy ‘development criteria’ to ensure that all developments, including those undertaken by the Council, progress in a strategic manner.

The models undertaken as part of the flood management strategy provide the most up-to- date flood risk information. This can inform new development proposals affecting the River Clyde and the geographic extent of the SDG. Although any new development proposals must be supported by a flood risk assessment, these individual assessments should also take into account the modelling information. 5

The SDG is based around a Strategy Masterplan where any user of the document can identify the specific location under consideration and determine the specific development criteria for that geographic area. From this approach any user of the document can clearly determine the criteria that must be considered in the design of new development and the issues that must be addressed in a planning application.

SERVICE IMPLICATIONS

Financial: Costs associated with the strategy development will be contained within the existing capital allocation

Legal: None

Personnel: None

Service Plan: The River Clyde Flood Management Strategy supports the Watercourse Management objective to manage the quay walls and riverbanks of the River Clyde

Environmental: The River Clyde Supplementary Development Guide will give guidance to planning applications for developments on the Clyde Waterfront with regard to flooding and the public realm.

ROBERT BOOTH EXECUTIVE DIRECTOR LAND AND ENVIRONMENTAL SERVICES 5 SEPTEMBER 2007

glasgow

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide Further copies are available from:

Land and Environmental Services Glasgow City Council Richmond Exchange, 20 Cadogan Street Glasgow, G2 7AD contents

foreword 1

vision 2

1. context and analysis

1.1 Introduction 3 1.2 Background 4 1.3 Key Issues 5 1.4 Further considerations 7

2. design guidance & rationale

2.1 Introduction 11 2.2 Flooding 12 2.3 Quay Wall and Riverbank Stability 14 2.4 Heritage 16 2.5 Landmarks and Vistas 17 2.6 Connectivity and Accessibility 18 2.7 Detailing 19

strategy masterplan 23

3. development criteria

3.1 Introduction 25 3.2 Flood Risk Management 26 3.3 Site Specific Development Criteria 27 Further copies are available from: 3.4 Generic Development Criteria 41 Land and Environmental Services Glasgow City Council Richmond Exchange, 20 Cadogan Street bibliography 43 Glasgow, G2 7AD glossary 44 River Corridor Desi Gu ance notes 46

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide foreword

Severe flood events, an increased awareness of global climate change and rising sea levels have made the issue of flooding more prominent in recent years.

Glasgow City Council (the Council) commissioned the River Clyde Flood Management Strategy to investigate and address flood risk from the River Clyde, within the city and beyond. The results of this study will play a fundamental role in supporting the regeneration of the River Clyde corridor.

The River Clyde Flood Management Strategy – Supplementary Development Guide provides information about the implementation of flood management solutions and improvements to quay walls, incorporating the creation of and improvements to public spaces along the River Clyde corridor. Robert Booth A coordinated approach will help to achieve design excellence Executive Director of Land along the River Clyde. This development guide proposes land and Environmental Services use policy ‘development criteria’ to ensure that all developments, including those undertaken by the Council, progress in a strategic manner.

Compliance with these development criteria will ensure that future development delivers integrated and comprehensive change that is sustainable.

Policy ENV 5 ‘Flood Prevention and Land Drainage’ of the emerging City Plan 2 states that this document will be treated as supplementary development guidance which will be a material consideration when assessing development proposals/applications. The document will therefore form the basis for sound planning policy for the River Clyde corridor which will ensure that Glasgow develops an internationally recognised waterfront.

This approach will also enable the River Clyde to regain its position as a vital part of the city and help create a strong sense of place and a stimulating environment. People will then want to live in, work in and visit the River Clyde corridor, bringing vitality back to the waterfront.

1 foreword vision

The River Clyde is undergoing a dramatic transformation, involving the revitalisation of around 300 hectares of prime riverfront land. Take a boat trip down the river and you will see huge transformations taking place. New housing, offices, hotels, leisure and retail outlets are bringing with them new homes and jobs for all who live in, work in or visit Glasgow.

Development, in the past, has been piecemeal and therefore a coordinated and strategic approach is essential if it is to contribute to the sustained physical, social, economic, cultural and environmental regeneration of Glasgow.

The Council is committed, by law, to delivering comprehensive flood defence and quay wall stability solutions in areas within its control and other areas, in particular to promote the protection of existing residential areas.

To develop Glasgow’s metropolitan role, the Council also recognises the need to deliver added value as part of this work, through high standards of urban and landscape design.

In addition, it is essential that any development affecting the River Clyde corridor helps to reconnect transport networks in a sustainable way, brings back activity to the river and responds to the city’s regeneration needs.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 2 context & analysis 1.1 introduction

In recent years, severe flooding in Scotland and elsewhere has However, there is still a need for a comprehensive, consistent and raised the profile of flood risk to homes and businesses. deliverable solution for flood defence and public access in areas outwith the direct control of the Council, and this is supported by this The Council commissioned a comprehensive study to identify flood development guide. This development guide provides a consistent risk from the River Clyde within the city and beyond. The increased approach for the River Clyde corridor, regardless of ownership, and risk of flooding associated with global warming and climate is supported by development criteria objectives that can secure the change has also been addressed. The outcomes of the study are safety and wellbeing of local citizens. fundamental to the regeneration of the River Clyde corridor. Although development of the early action areas will deliver flood This document presents findings from the study. It also sets out protection and ensure quay wall stability locally, these areas also mechanisms for implementing flood management solutions, need to connect with the rest of the River Clyde corridor so that stabilising quay walls and improving public spaces. together they can deliver flood protection along the river. Generic river edge treatments have been developed for areas in the Initial Progress Council’s ownership and areas where the river banks and walls protect residential property. Ltd and W.A. Fairhurst & Partners were appointed by the Council in May 2003 to undertake the River Clyde Flood Proposals for development along the river will not be considered Management Strategy. The study adopted a catchment wide solely against the generic and site specific policies within this approach to help deliver a strategy for the Council to manage flood document, but will be required to take into account all relevant risk along the River Clyde. national, regional and local planning policies and guidance and other material considerations. A wide variety of flood management options were considered as part of the study. These included flood warning and preparedness, This supplementary development guide should therefore be read catchment management options, local defences and strategic in conjunction with Policy ENV 5 ‘Flood Prevention and Land engineering solutions, including tidal barriers and upstream Drainage’, Policy DES 5 ‘Development and Design Guidance for the storage. River Clyde and Corridors’ and Policy DES 6 ‘Public Realm and Lighting’, of the emerging City Plan 2. Three flood management options were considered viable, including local flood defences within Glasgow, a tidal barrier at Milton, The following sections of Chapter 1 outline the context and issues combined with local flood defences, and a tidal barrier upstream that arose from this study, and considerations taken into account of the with upstream storage within the catchment and in the design rationale set out in Chapter 2. local flood defences.

Of these, local flood defences were preferred, on the basis of environment, operational risk and economics. This option fitted best with the aspirations of the Council’s City Plan and other existing and emerging strategies. It also provided the opportunity to address quay wall stability problems, which are linked to flood risk.

A prioritisation programme has been developed, and the areas which require early action by the Council were identified. Outline designs for the early action areas were set out in the Early Action Areas Report and the more generic solutions to river edge treatment in other areas were set out in the River Edge Treatment Report.

Flood Event, 1994 - Scottish Exhibition and Conference Centre

3 1.2 background

History

The character and identity of the River Clyde have been shaped by Glasgow’s industrial past.

During the 19th Century, shipbuilding along the River Clyde expanded vastly and the river was deepened using quay walls and dredging. To enable the loading and unloading of cargo, a number of quays were constructed to meet the demand for safe berths. This allowed Glasgow to become a significant European port.

Until the early 1970s, the link between the River Clyde and the city was clear, with industries on both banks dependent on marine engineering. However, the slow decline of shipbuilding and trading roles meant the need for handling facilities, berthing and docks Crane is a restored riverside structure which is also a disappeared along much of the river. With no commercial interest landmark within Glasgow in the quays, there was no longer a need to maintain the River Clyde as a focal point of the city.

Heritage

Glasgow’s heritage can be seen in the physical development of the river, its infrastructure, buildings and remaining quays and docks.

Listed buildings have statutory protection, and many can be found around Custom House Quay and Carlton Place. Other unusual examples include the Rotunda Casino and Finnieston Crane.

The heritage of the riverside is an intrinsic part of the river’s character. To retain this, the physical elements on the riverside must be maintained and celebrated. They should also inspire the creation of public areas and riverside artefacts.

The central conservation area covers the middle stretch of the River Clyde from Kingston Bridge to Clyde Street on the north bank and along Carlton Place to Crown Street on the south bank. This will have implications for many of the proposals along this stretch of the river.

The listed buildings along the River Clyde corridor may be of significance for any proposed developments.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 4 1.3 key issues

Flooding

Up to the 19th Century, the River Clyde had a long history of flooding Therefore, the provision of direct defences has been considered in central Glasgow. Extensive river engineering works carried out the most suitable and sustainable strategy for protecting the from the mid 18th Century onwards, including the widening and existing areas identified at risk of flooding in Glasgow and other deepening of the river, the construction of quay walls and raising neighbouring local authorities. of adjacent land, have meant the centre of Glasgow has not been affected by overbank flooding within the last century. The outcome of these reports has formed the basis of design levels for the proposed direct defences and development criteria within There have been some near misses, however, and climate change the River Clyde corridor. and rising sea levels increase the potential risk.

Flooding along the River Clyde can be both fluvial and tidal, as Glasgow is located along the transition reach between the tidal and fluvial influences.

There has been serious tidal flooding in areas downstream of Glasgow. Notable instances occurred in and in 1991, when an extreme high tide coincided with a moderately high river flow.

Upstream of there have been instances of fluvial flooding, most recently in December 1994, with an approximate 1% annual probability (100 year return period) event. Areas affected in Glasgow included and many areas such as , in , were also badly affected.

A comprehensive river modelling study has been carried out to Flood damage to the Tidal Weir, 1941 identify the areas at risk of flooding along a 56km corridor of the River Clyde between /Cardross and to assess the impact of potential changes to the various processes associated with the risks. One of the objectives of the model was to assess flood management scenarios, including the use of catchment storage and a tidal barrier.

Details of the modelling work are included in two reports, and these reports formed the basis of design levels for the proposed flood defences and planning policies within the River Clyde corridor.

Developing from this comprehensive modelling exercise, flood defence scenarios were tested that included the use of catchment storage, a tidal barrier and direct defences. Catchment storage on its own did not deliver a sustainable option due to the excessive volume of storage required. Tidal barrages located either 20 km downstream of Glasgow, or within Glasgow, could provide the required protection from a tidal event. However, due to operational difficulty and risk, environmental issues and costs, this option was ruled out.

5 Quay Wall and Riverbank Stability

The riverside quays within Glasgow were built using a range of Waterfront walls are subject to greater wear and tear than their construction methods. The early 19th Century walls usually consisted land based equivalents. The fact that so many of these walls are still of masonry blockwork supported on timber piles. As the harbour standing reflects the quality of the original construction materials was steadily deepened and the size of vessels using the harbour used and the fact that unsound walls were replaced shortly after increased, failures of these early walls were common and many construction, rather than the maintenance they received. were rebuilt on more than one occasion. Detailed and generic engineering solutions have been identified as The first change in construction technique came in 1870 with the part of the study and range from fairly simple and cost effective development of the south side at Plantation Quay (now called stabilisation of existing structures through the placement of rock ). Here the wall was founded on interlocking cylinders ballast, to full reconstruction of the quays and the introduction of built of brick. This system proved very successful and was followed new and improved public landscaped areas. in the riverside quay and dock walls built subsequently.

Pre-cast concrete rather than brick cylinders were soon introduced. The cylinder system was eventually abandoned and replaced with what were termed monoliths. These large rectangular, box like structures were sunk by internal excavation and weighting in the same way as the cylinders but, because of their greater area, provided increased stability and capacity. The first monoliths sunk at were built of brick but this was later changed to concrete. After sinking and concreting the monoliths, the upper part of the quay wall was constructed using concrete blocks.

More recent forms of construction include mass gravity walls built of concrete and steel sheet piles. Flood damage to the Tidal Weir, 1941 In the reach of the River Clyde between the tidal weir and upstream of , the majority of the riverbanks are stone pitched Lancefield Quay wall failure and silted over, with the resulting vegetation giving them a natural appearance.

Within the centre of Glasgow, a number of studies and investigations into the condition and stability of the quay walls have been carried out. These include the collation of historic records, visual inspections of the majority of quay structures and riverbanks within the city boundaries to identify and record major and minor defects, and detailed stability analysis to determine the performance of the quay walls under a range of loads.

These studies and investigations identified a number of locations where the quays were in poor or very poor condition and where historic failures of the quay walls or river banks had occurred. More generally they confirmed that very few of the riverside quays met current design standards in terms of stability, under both normal and extreme loading patterns.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 6 1.4 further considerations

Land Use

Land use along the River Clyde corridor largely follows the pattern developed in the early 19th Century. Despite the decline in ship building and trading, much of the land is still in industrial use. Where shipyards have disappeared, light industrial premises and businesses such as scrapyards have taken up the land.

Many residential areas remain unaltered from their traditional patterns, although these are being added to with prestigious developments at Finnieston, along the north bank at Lancefield Quay and Yorkhill, and areas further downstream such as the Development. A number of striking new buildings are defining the skyline The greatest change in land use has occurred along the stretch of along the River Clyde river from the west of Central Station to Yorkhill, with considerable development in tourism and leisure development as well as business space and residential use. Retail use generally remains within the city centre.

A number of planning permissions along the River Clyde remain unimplemented which has resulted in piecemeal development and sites becoming derelict, boarded up or used for car parking.

However, a number of striking new buildings have been erected, reflecting the improved economic wellbeing of the city. The Council aims to ensure that the design of the public realm, including roads and other transport infrastructure (such as car parking) complements these new developments and contributes to the creation of a highly attractive riverside environment. Similarly, this piecemeal development has not considered the issue of strategic Public and private spaces in residential areas flood risk management, leading to an inconsistent approach to should be treated sensitively flood defence.

River Use

The use of the river plays an important part in the regeneration of the River Clyde. Development of the use and activity within and by the river will add value to the waterfront and help regenerate the area. Opportunities for river activity should therefore be encouraged where appropriate. River use initiatives should seek to complement and collaborate with the existing visitor attractions already established around the quays.

To try and encourage further development, activity and events along the river, the Council commissioned a draft Waterspace Strategy (2004) which aims to add value to the waterfront and guide environmental, social and economic regeneration. The objectives of the draft Waterspace Strategy are similar to this Supplementary Derelict and under used land at Custom House Quay Development Guide, and aim to produce a strategy which achieves continuity, consistency and coordination with the work already undertaken and adopted by the Council for the River Clyde.

7 Transport

Due to the lack of development and investment along the River Clyde corridor, until recently, public transport has been orientated A continuous route for pedestrians and cyclists is needed along away from the waterfront and the river itself has not been a focus the River Clyde corridor for transport initiatives. However, there is now a strong emphasis on improving movement to and from the city centre, and this is evident by the construction of the , which provides a further vehicular bridge crossing between Govan and Finnieston, and the proposals for which will connect the city centre to various locations along the River Clyde corridor. With the prospect of further large scale development and regeneration along the River Clyde corridor, there is an increasing demand for improved transport connections to the rest of the city.

Roads: The main roads are the M8, which runs west-east from Greenock to Edinburgh, directly through Glasgow, and the Clydeside Expressway, which runs parallel to the river linking the west end to the city centre. Both of these roads intersect each other to the north of the river and link with the Clyde , which is a north-south road link which lies between the Kingston Bridge and the Bridge.

On the north bank of the river, Broomielaw and Clyde Street form the south edge of the city centre’s perimeter road system and carry a high level of traffic, providing good access to the city centre riverside. Broomielaw continues to give immediate road access to riverfront sites, although the environmental quality and pedestrian priority in this area is low. On the south bank of the river, the extension of the M74 is the largest infrastructure project to affect the River Clyde corridor.

Public Transport: Four of Glasgow’s subway system stations lie within in a short distance of the river: Govan and Bridge Street on the south and St Enoch and Partick to the north. On the north bank, within the city centre, Queen Street Station and Central Station serve as rail links through Charing Cross, Anderston, SECC, Partick and Yoker, which all lie within 500m of the river. On the south bank, service on the Ayrshire/ and Paisley Canal lines run from Central Station, but the stations on these lines are further from the river. There are no north-south rail links above the ground except in the city centre at Central Station, but the subway network does provide a north-south link between Partick and Govan.

Visualisation of the Clyde Fastlink

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 8 Proposals for the Clyde Fastlink are underway and this will link the new residential development at Glasgow Harbour with the city centre and Glasgow Central Station. This will provide a modern public transport system linking the Clyde waterfront with the rest of city. Through Policy TRANS 1 ‘Transport Route Reservations’ of the emerging City Plan 2, routes for the extension of the Clyde Fastlink will be safeguarded, including an extension west to Clydebank, an extension south to Renfrew and a new tourist route extending west to the Kelvingrove Art Gallery and the new Museum of Transport at Pointhouse Quay.

Cycle and Pedestrian Routes: In recent years more cycle routes have been established along the River Clyde corridor, especially along the north bank, but there remains a need for a more continuous route along the river banks and for better connections with other parts of the city. There are several main pedestrian crossing points across the river, including the Bells Visualisation of the Clyde Fastlink Transport Corridor Bridge adjacent to the SECC and the George V Bridge in the city centre. Pedestrian routes have been enhanced in recent years with the construction of the Clyde Arc and Millennium Bridge, and the Council also intends to erect a further pedestrian bridge which will link with the new International Financial Services District at Broomielaw. National Cycle Routes 7 and 75 run along the north bank of the river and developments along the river side should retain and enhance these routes.

9 Policy Review

A review of national, regional and local policies and guidance was undertaken to assess those relating to the River Clyde now and the aims, objectives and aspirations for its future. Existing policy fully supports the development and regeneration of the riverfront, but any development proposed must be sensitive to the environment and heritage of the River Clyde.

This is outlined in various documents, from national policy, legislation and guidance such as the Nature Conservation (Scotland) Act 2004, Scottish Planning Policies (SPPs), National Planning Policy Guidelines (NPPGs), Circulars and Planning Advice Notes (PANs), to development plan policy in the Glasgow and the Clyde Valley Joint Structure Plan 2000 and the adopted Glasgow City Plan. Draft planning policy within the emerging City Plan 2 has also been taken into consideration.

These documents highlight the range of considerations (including archaeology, flooding, heritage, transport, the historic environment, nature conservation and design) which require to be taken into account within proposals for development of the River Clyde corridor. These issues have been carefully considered in relation to existing policy and incorporated into the proposals in this document to ensure that development along the River Clyde corridor is in line with all types of planning and environmental policy.

There is an extensive range of development guidance for the Glasgow area. The core planning policy document is the Council’s City Plan which sets out a strategic and local framework for current and future development within the city.

A number of guidance documents, frameworks and strategies have been produced concerning the vision for and use of the River Clyde. The guidance in relation to the River Clyde corridor ranges from broad strategic aims which address the overall vision of the River Clyde to more localised documents which outline specific designs that complement the nature of the river.

All of these studies contribute to a wider appreciation of the River Clyde and the debate about its future. However, many of these documents have been prepared from different viewpoints, and therefore a coordinated approach to the development of the river is required. This development guide offers the opportunity to provide a link to these initiatives, as part of the proposed solutions for flooding and quay wall stability, as well as the overall regeneration of the River Clyde corridor.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 10 design guidance & rationale 2.1 introduction

Design Rationale

This design guidance addresses the key factors discussed in chapter 1 and these factors have a bearing on the quality and enjoyment of the river landscape. They are also important in establishing sound planning and design principles for development along the River Clyde. This document incorporates key design rationale to ensure that Glasgow’s vision for the River Clyde can materialise, creating a place that is strongly integrated with the surrounding city. Detailed assessments of key parts of the River Clyde corridor outline specific needs and opportunities. This helps to ensure the guidance is adaptable enough to allow for the comprehensive regeneration of the River Clyde corridor in the long term. The guidance is also robust enough to ensure development takes place in a strategic This guide promotes the incorporation of permanent and manner, delivering direct flood defences while adding value in temporary public art elements throughout the River Clyde corridor other ways. The following aspects are covered within this section:

. flooding . quay wall stability . heritage . landmarks and vistas . connectivity and accessibility and . detailing.

Thoughtful detailing can give identity to an area, James Watt Street, Glasgow

11 2.2 flooding

Flooding

Predicted flood levels along the 56km corridor between provide the most up to date flood risk information. This can Greenock/Cardross have been used to produce flood maps inform new development proposals affecting the River Clyde and for a range of return periods: 10 year, 50 year, 200 year, and the geographic extent of the development guide. Although any 200 year plus climate change. Although high river flows can be new development proposals must be supported by a flood risk damaging to structures, the risk of over-bank flooding in the city assessment, these individual assessments should also take into centre, downstream of the tidal weir, is essentially linked to extreme account the modelling information. tides. The following design levels in the below table are for the predicted The modelling work undertaken indicates that areas at risk in 0.5% annual probability (200 year return period) and include Glasgow for the 0.5% annual probability (200 year return period) freeboard (which is an allowance above predicted levels to take event include: into account uncertainties in predictions) and climate change. These design levels should be used as guidance when preparing . On the north bank: Lancefield Quay, Finnieston Quay, development proposals, in conjunction with the development Scottish Exhibition and Conference Centre, Yorkhill Quay, criteria set out in this document. Taking into account the results of areas around the West Basin and River Kelvin confluence, the River Clyde modelling reports, as referred to above, two aspects Meadowside Quay, Scotstoun shipyard and Yoker Road. of design rationale are critical as part of the development guide: the . On the south bank: Windmillcroft Quay, Springfield Quay, delivery of direct defences and appropriate design levels for new Mavisbank Quay, The and areas developments, as set out in the Tables 1 and 2, below: surrounding Prince’s Dock, Govan shipyard and surrounding properties. Table 1 - Fluvial Reach The predicted risk is mainly limited to low probability events (less Name Eastings Northings Defence Level than 2% or 50 year return period), which concurs with historical (m AOD) accounts of flooding in Glasgow’s city centre. Upstream of the tidal Maryville 267968 661809 16.5 weir, the main areas at risk are Dalmarnock Bridge and Carmyle (fluvial flood risk). Daldowie 266820 661967 15.3

Scenarios of climate change, based on the latest published data Carmyle 265287 661533 14.8 by the UK climate change programme (UKCIP02), have been considered. A 300mm sea level rise and 20 per cent increase Cambuslang 264071 661027 13.5 in river flows by 2080 translate into raised extreme flood levels, ranging from 300mm in Glasgow’s city centre to more than 900mm Dalbeth 263290 662524 11.2 at Dalmarnock Bridge or Carmyle. Areas at risk of flooding would Belvedere 262052 663449 10.2 increase, with greater flood depth, in particular areas at fluvial risk. Dalmarnock 261341 662506 9.3 Other change scenarios have been tested, such as siltation of the river and engineering works. Siltation has insignificant impact on 260605 663083 7.5 extreme flood levels. Engineering works in the city centre, including modest narrowing of the river and raised quay walls, would not Hutchesontown 259649 663499 6.3 increase the risk of flooding in other areas. Although direct flood defences in areas affected by fluvial flooding may have a local Table 2 - Tidal Reach impact, they are considered the most suitable strategy for protecting Name Defence Level the areas at risk of flooding, in Glasgow and in neighbouring local (m AOD) authorities. George V Bridge to Tidal Weir 6.1 Comprehensive planning policy is needed to ensure each development provides appropriate direct flood defences. With to George V Bridge 6.0 no such policy in place there is no requirement for developers or public organisations to provide direct defences. Yoker to Clyde Tunnel 5.9 The models developed as part of the flood management strategy

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 12 Flood defences should take the form of permanent structures (e.g However, relying solely on the use of folding demountable walls and earth embankments) which have an insignificant visual defences is not appropriate for new buildings and associated impact and do not act as a barrier to the movement of people or areas. New residential, commercial, industrial, leisure and car park vehicles. developments must be able to operate without the need to erect temporary flood defences. This does not require the whole site to be defended by permanent defences. A combination of building design, raised areas and permanent and demountable defences can achieve a satisfactory level of defence. Detailed examples of such proposals are set out in the Early Action Areas Report and River Edge Treatment Non-Technical Summary. The principles are set out in diagrams on page 15. The delivery of development proposals that meet the design levels set out in Table 1 and the provision of continuous flood defences along the Clyde River corridor within Glasgow are achievable with strong land use development criteria. This is set out in chapter 3 of this document.

Flood Defence mechanisms

Soft and hard landscaping can be used to disguise the true function of permanent flood defences. Where their construction would act as a barrier or result in a significant visual impact, demountable flood defences are an alternative. Folding demountable defences can provide flood defence up to 2.0m above ground level. They can be constructed from lightweight aluminium with panels that fold out from a prefabricated housing and lock into place with the Flood Defence Option - Demountable aid of aluminium stays. Dutchdam Delta

Visualisation of folding demountable defences at Lancefield Flats

13 2.3 quay wall and riverbank stability

Quay Wall and Riverbank Stability

Over time, many of the quay walls along the River Clyde have their condition and whether there is a need for remedial and/or become dilapidated and unfit for their intended use. stabilisation works. This assessment must be robust and carried out in accordance with good practice. The City Plan recognises that quay wall maintenance has not been carried out in a consistent manner and that many of the quay walls The outcomes of the assessment must then form part of the are in a poor condition. Quay wall collapse is a possibility along development proposals and be carried out as part of the certain stretches of the river. The City Plan states that ‘If the matter development’s realisation. (state of the quay walls) is not addressed, further deterioration of The images on page 15 outline some of the potential approaches the walls, with eventual bank collapse and restricted public access and solutions to quay wall stability from an engineering point of on safety grounds, may result’. view. A visual survey of the assets has been undertaken as part of the flood management study. Significant sections of river edge and quay walls are in the ownership of the Council as shown below. Other major areas are in private ownership and out of the control of the Council, therefore a comprehensive approach to repair and maintenance is critical. It is essential, therefore, that the development criteria set out in this document guides the replacement, repair and ongoing maintenance of the quay walls. Any planning applications affecting quay walls, or areas which are supported by quay walls, must fully consider

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 14 Potential Quay Wall Stability Solutions

Stepped Revetment Cellular Construction

Rip Rap Ballast Single Row Sheet Piles

Revetment Stabilisation Bio-Engineered Solution

15 2.4 heritage

The River Clyde played a central role in the ’s development, and the activities that took place along its riverbanks are fundamental to Glasgow’s heritage. Today, the physical and cultural evidence of the River Clyde’s historical importance remains in the buildings, structures and remembered events. As a result of the industrial heritage of the River Clyde, there was little opportunity for recreation space to develop adjacent to the river. As a result, many parts of the existing walkways suffer from poor design and maintenance and fail to address issues of safety adequately. A lack of continuity of design and materials in developments that have taken place next to the river has also led to a disjointed and uncoordinated appearance. It is the historical legacy that the framework seeks to reinforce, through: Heritage Features incorporated into the public realm at Lancefield Quay, Glasgow . restoration of appropriate riverside objects . reinstatement of riverside features . signage and interpretation facilities . promotion of the river’s heritage The Council’s built heritage strategy aims are:

. to protect those buildings and areas of special quality . to enhance those buildings and areas of special quality . to promote built heritage and areas of special quality Parts of the River Clyde are included within Glasgow’s central conservation area. Planning controls are designed to maintain the integrity of the area and enhance its special character. Old and new developments should gel to create an attractive and evolving townscape, taking advantage of opportunities to achieve high design standards, using traditional and modern materials and colours to enhance the conservation area. Hard landscape design incorporated into the public realm at Glasgow has nearly 1,800 listed buildings, many of which are along James Watt Street, Glasgow the River Clyde. The Council’s Built Heritage Strategy, City Plan and City Plan 2 outline the policy and guidance for any development likely to affect a listed building.

Hard landscape design at Newcastle Quayside

Hard landscape design at James Watt Street, Glasgow

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 16 2.5 landmarks & vistas

New developments along the river should not obscure important views and should seek to create new ones as this will improve legibility and allow people to orientate themselves. Development proposals should accommodate and contribute to a series of linked spaces and markers to allow for easy movement along the river. Distinctive landmarks will provide reference points; views and vistas aligned with a key building help create a memorable route. It is inappropriate to obscure existing landmarks or alter their setting and skyline. New developments which provide new views or enhance existing views should be welcomed. Any new landmarks that are constructed along the waterfront should be designed to form part of, or tie into the provision of a continuous flood defence along the river. There are many important landmarks along the Clyde, new Further guidance in relation to landmarks and vistas is contained developments must ensure they do not obstruct existing views within Policy DES 1 ‘Reinforcing Local Character and Identity’ and Policy CC-DES 5 ‘River Frontage Development’ of the City Plan, and Policy DES 5 ‘Development and Design Guidance for the River Clyde and Forth and Clyde Canal Corridors’ and DG/DES 6 ‘Development and Design Guidance for the River Clyde Corridor’ of the emerging City Plan 2.

17 2.6 connectivity & accessibility

The comfort, safety and convenience with which people can visit River access and safety are also important in the development of and pass through buildings, places and spaces are important in the River Clyde, especially in public realm areas. The criteria which determining an area’s success. A well designed urban structure are considered appropriate in the development of the river’s edge offers a network of connected spaces and routes for pedestrians, are set out in Policy DES 5 ‘Development and Design Guidance for cyclists and vehicles. the River Clyde and Forth and Clyde Canal Corridors’ and DG/DES 6 ‘Development and Design Guidance for the River Clyde Corridor’ A thriving place will ensure it is just as easy to travel by foot, bicycle of the emerging City Plan 2. or public transport as it is to travel by car. An appropriate balance is needed between these methods of transport to create an attractive, The provision of the following safety measures are considered to interesting and safe place. be integral to the design and layout of new public realm areas, or Interaction between the different elements of an area is dependent the improvement or maintenance of existing public realm areas: on the integration of its roads, footpaths and public transport routes. These connections help to link a place to the rest of the city . Ladders, Steps, Slips and Pontoons and to the wider world. . Lifebelts . Lighting The success of a town or new development depends on how well . CCTV Cameras the connections work; none of these systems exists in isolation. The . Help Points measure of their success is not just their functional performance . Railings but how they contribute to the quality and character of the urban area. The Council’s Urban Design Strategy recognises the importance of this within its objective number 1 ‘The City Web’: Linking up - New developments need to be clearly linked to existing routes. The more direct links, the more successful the integration of new and old. Movement choices - Connections should give people the maximum choice in how to make their journeys, while promoting walking, cycling and public transport. A sense of place - Making connections is an essential part of creating a sense of place. This means that roads and transport links should be designed in response to the local context. Traffic management - The design and layout of buildings and spaces can help control the flow and density of traffic. Green space - The City Plan recognises that the long-term aim for the River Clyde corridor is the creation of a green network. This The layout of the road structure in Brunswick Street, Glasgow, is not a park in the traditional sense but a series of linked spaces has helped control pedestrian and vehicular space, ensuring the within a framework that promotes consistent design quality and pedestrian has priority landscape treatment.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 18 2.7 detailing

Glasgow has already been successful in creating and using The following three sections set out the design elements that specialist street furniture to enhance the city. This can be seen in development proposals must incorporate if there is to be a the city centre, where bespoke detailing is integral to the design of consistent and strategic approach to the River Clyde corridor’s the public realm. brand. The purpose of this section, therefore, is to set out a coordinated The development criteria set out in chapter 3 define whether areas range of street furniture components and surface finishes that will are transitional, public realm or open spaces, or a combination of help create a safe, useable, legible and comfortable public realm all three. They require all developments to demonstrate how these along the waterfront. This is a direct response to the mixture of characters have been incorporated. surface finishes and street furniture that exists along the River Clyde. At present few, if any, of the items found in the public realm contribute to a sense of place or are in sympathy with their unique 2.7.1 Transitional Areas surroundings. Transitional areas along the River Clyde will provide simple routes There are three broad character zones along the River Clyde for pedestrians. It may be unnecessary or undesirable for people corridor: to gather here.

. transitional areas The minimum walkway width in areas classified as . public realm areas transitional should be 6 metres. . open and green spaces The use of high-quality, robust materials is encouraged in these areas. Consistency of materials used is crucial so there is a common theme running through all the developments proposed, creating a Pavement detailing helps to orientate the coherent environment. This will help reinforce the identity of the pedestrian away from residential areas River Clyde corridor and the city as a whole. at Glasgow Harbour Development

Any development classified as a transitional zone should comply with the following specifications and components in the development of River Clyde walkways and public realm areas: Materials: pavements and hard standing areas Porphyry/granite/whinstone/limited areas of Caithness flagstone Hard landscaping: railings and lighting standards Stainless steel (preferred)/other self-coloured durable material Seating, bins and other features Natural stone/stainless steel/high-quality-concrete factory manufactured products Soft landscaping Lawn/bonded gravel/planting beds

19 2.7.2 Public Realm Areas

The quality of the public realm in any town or city is vital to creating Signage and wayfinders will be encouraged in public realm areas, environments where people want to live and work. This is particularly encouraging pedestrians to use this space effectively the case for areas where investment, maintenance and ongoing stewardship are needed to raise standards and restore civic pride. Every element of the street scene contributes to a place’s identity, including lighting, railings, litter bins, paving, fountains, sculpture and street furniture. In public realm areas, careful consideration should be given to the styling and detailing of these features. The minimum walkway width in a public realm area should be 6 metres. Developments that fall within a public realm area will be expected to demonstrate they have considered the following elements in any planning application: Materials The use of local materials, building methods and details is a major factor in enhancing local distinctiveness. Materials can include local stone and traditional steel and cobbles, for example. More contemporary materials should be encouraged where appropriate to the setting, including aluminium, glass, timber and stainless steel. Public Art Developments should accommodate public art in major public realm areas. This contributes to and reinforces a sense of place along the river, which in turn helps to generate social interaction, community participation and civic pride. The inclusion of artwork within public spaces must be considered early in the design and planning process. Artwork that is successfully incorporated into a development can bring added value to the scheme by creating a more memorable place. Artworks often work well when they are site specific or related to local events or traditions, but this should not exclude other themes. Public art should therefore relate to the Clyde Maritime theme. Further guidance in relation to public art is contained within Policy DES 6 ‘Public Realm and Lighting’ and DG/ DES 7 ’Public Realm and Public Art’ of the emerging City Plan 2. Signage Clear signage is important in urban areas and crucial within public realm areas. The decoration of streets and squares with celebratory flags and banners helps enliven the city and promote events taking place along the river and within the city. Signage that is consistent between existing areas and new developments is important. Incorporating interactive signage in line with the current Disability Discrimination Act will be encouraged.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 20 Developers should include signage as part of any new development, an important part of adding to the identity and character of the River Clyde. Size, colours, location and graphics will be subject to approval, but developers should demonstrate they have considered the following:

. reclaimed signs and notices recycled from local architecture . contemporary signs . maps and location finders and meeting points . banners . street nameplates . fingerposts . information panels

Any development classified as a public realm area should comply with the following specifications and components in the development of River Clyde walkways or public realm areas: Signage and wayfinders will be encouraged in public realm areas In addition to the materials specified within 2.7.1 transitional helping pedestrians to use the space effectively areas, developers must demonstrate they have considered SECC waterfront, Glasgow using the following detailing within any planning application submitted: Materials The use of local materials adds to local distinctiveness. Public art This must be considered early within the design stages and planning process. Signage This must include interactive signage, maps and location finders, contemporary signs and banners.

Use of bespoke detailing at Glasgow Harbour Development

21 2.7.3 Parks and Green Space

Detailing within parks and open space areas along the River Clyde should be treated differently to that in urban areas. The use of high- quality and robust materials is still encouraged, but hard landscape design should respond to the character of the area through subtle components which relate to the natural setting. It is important that the riverside components used are inherently part of the character of the area. Specific hard landscaping has been implemented in the area and should remain consistent with the park and open space areas along the River Clyde.

Any development classified as parks and green space ‘Cello’ street furniture is used within Glasgow Green and is should comply with the following specifications and sensitive to the park surroundings components in the development of River Clyde walkways or public realm areas: In addition to the materials specified within 2.7.1 transitional areas, developers must ensure any hard landscaping and street furniture is sensitive with its surroundings and consistent with the hard landscaping already implemented in the area.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 22 Finnieston/ St Enoch/ Braehead/The Partick/Govan Springfield Laurieston North Bank

Pacific Quay/ SECC Tradeston/ strategy masterplan Broomielaw

Development Criteria 1 Visualisation of Lancefield Quay Development Criteria 2 Pointhouse Quay Lancefield and Anderston Quays

Development within this area must consider:

• Flood defences and quay wall stability, • The potential for a public realm area and public art, • Full guidance for this area is contained within Development Criteria 1. Visualisation of the Museum of Transport

YORKHILL

GLASGOW HARBOUR DEVELOPMENT CLYDESIDE EXPRESSWAY

PARTICK GOVAN RIVER KELVIN BRAEHEAD / THE Development NORTH BANK GOVAN SHIPYARD Criteria 14

SECC

MILLENIUM BELLS BRIDGE BRIDGE Development Criteria 3 SCIENCE CENTRE PACIFIC QUAY Development Criteria 5

Development Criteria 4 Riverside Quay Development within this area must consider:

• Flood defences, • Improvements to the walkway and public realm areas, • Full guidance for this area is contained within Development Criteria 4. Glasgow Harbour Development

22 23 KEY Cambuslang Investment Park/Carmyle DETAILED POLICY GENERIC POLICY Proposed Pedestrian Bridges Gorbals/Inner East End Site specific policy Urban Development

Site specific policy strategy masterplan (requiring early action) Parks and Open Space

Development Criteria 2 Development Criteria 15 Lancefield and Anderston Quays Parks and Open Space

Development within this area must consider: Development within this area must consider:

• Flood defences and quay wall stability, • Flood defences and quay wall stability, • The potential for a high quality public realm area, • The upgrading of furniture and signs, • Full guidance for this area is contained within • Full guidance for this area is contained within Development Criteria 2. Development Criteria 15. Glasgow Green

CITY CENTRE

Development Criteria 9 CENTRAL STATION Development Development Criteria 11 Criteria 8 Development IFSD Criteria 12 GEORGE V GLASGOW GREEN BRIDGE ALBERT ANDERSTON BRIDGE TIDAL WEIR SHERIFF COURT KINGSTON BRIDGE Development FINNIESTON CLYDE ARC Criteria 13

Development GORBALS SPRINGFIELD QUAY Criteria 7

Development Criteria 6

Development Criteria 10 Carlton Place Development within this area must consider:

• Flood defences and quay wall stability, • Restoration of the original revetment and open space, • Full guidance for this area is contained within Development Criteria 10. Indicative cross section of Carlton Place

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 24 development criteria 3.1 introduction

The development criteria in this chapter have been formulated using the information assembled during the context and analysis stages of the project, as well as the key design principles outlined in the design rationale.

To address flood prevention and quay wall stability along the River Clyde, a prioritisation programme has been developed which identifies areas needing early action or a river edge treatment. This has divided areas along the River Clyde into specific action areas. These are outlined on the strategy map and further defined in separate development criteria in this chapter. To ensure that prevention measures and walkways are continuous through these action areas, generic areas have also been identified to deliver consistency between developments along the River Clyde.

This chapter outlines development criteria the Council can apply when considering planning applications and making decisions about the overall development of the River Clyde. It is also directly linked to Policy ENV 5 ‘Flood Prevention and Land Drainage’, of the emerging City Plan 2 to help ensure future developments provide a continuous line of flood protection.

The development criteria also outlines the philosophy behind the analysis, the principles used and the criteria developers should adhere to in developing land within any of the riverside areas outlined within this document.

25 3.2 flood risk management

Development and Flood Risk

Current development and flood risk policy for Glasgow is set out in Scottish Planning Policy 7 ‘Planning and Flooding’ (SPP 7), Policy ENV 3 ‘Flood Prevention and Land Drainage’ of City Plan and Policy ENV 5 ‘Flood Prevention and Land Drainage’ of the emerging City Plan 2. Other relevant advice on good practice is set out in Planning Advice Note 69 (PAN 69) ‘Planning and Building Standards Advice on Flooding’. These documents do not specify the requirement for a continuous direct flood defence in new development proposals for Glasgow. The documents also set differing standards of flood risk protection for different categories of development. Although Policy ENV 3 of the City Plan is the currently adopted planning policy of the Council, SPP 7 provides more recent national planning policy and is a material consideration when determining planning applications. Therefore, SPP 7, in conjunction with PAN 69, has been taken into account when preparing the emerging development and flood risk policy in the City Plan 2. The outcomes of the River Clyde Flood Management Strategy have also been used to inform this policy, which is set out in Policy ENV 5 ‘Flood Prevention and Land Drainage’ of the emerging City Plan 2. This supplementary development guide clearly defines generic and site specific development criteria and guidance for all new development proposals to address flood risk in a strategic manner. There are two main aims of design criteria in this document in relation to development and flood risk: to ensure that new developments are protected from flood risk (allowing for operation and access) and that all riverside development proposals incorporate direct flood defences, for the benefit of the city of Glasgow as a whole. Provision of continuous defence is controlled using the site specific design criteria set out in this chapter, with specific reference to the generic flood risk policy as set out in the revised Policy ENV 5 ‘Flood Prevention and Land Drainage’ of the emerging City Plan 2.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 26 3.3 site specific development criteria

Development Criteria 1 - Pointhouse Quay

Flood defences will be required at Pointhouse Quay to protect buildings to a design flood defence level of 6.0m AOD. This (c) that, in this location, flood defences are incorporated into level provides protection for a flood event of 0.5 per cent annual the hard landscape design, including folding demountable probability (1 in 200 years), taking climate change and freeboard defences into consideration. The defences will be incorporated into the (d) how the flood defence will link into the strategy for overall design of the scheme. continuous direct defences in the River Clyde corridor The river edge consists of various construction types, including (e) that the stability of existing quay walls has been timber-sheet piled walls, stone revetments and masonry walls. A addressed and remedial works required for quay walls visual assessment of quay wall stability and riverbanks concluded in this location are incorporated into any development that a large proportion of the structure was in very poor condition, proposals through a build out of the existing quay wall with the remaining lengths being in poor condition. New quay which will also provide increased access walls are proposed to provide a suitable building platform for the development of the site. (f) that quay wall stability meets current codes of practice and design standards This area has the potential to accommodate built form and the aim is to attract development which will provide a world-class (g) that the development contributes to an improved public visitor destination on the River Clyde, making the most of riverside realm and the provision of a continuous Clyde Walkway access and providing a magnet cultural attraction in the heart of and Cycleway the river development area. This will be a key component in the (h) the palette of riverscape components set out in section city’s waterfront regeneration. 2.7.2 has been considered A public realm area is proposed in this location, all street furniture (i) that all development proposals must be sensitive to and and hard landscape elements for this must mirror other successful enrich the surrounding urban fabric through: schemes within the city centre and along the Clyde Walkway. Public art will also be encouraged to engage passers by, helping to create . restoring existing riverside objects an active and lively waterfront. . reinstating all appropriate riverside features . promoting the river’s heritage Pedestrian connections to the north and south of the site should be considered to link into current and future developments. (j) that any development should create and enhance views, ensuring the built form contributes positively to views DEVELOPMENT CRITERIA 1 and does not obscure existing views Development will be permitted within Pointhouse Quay, as (k) that any development provides links into existing and defined in the development guide, providing any planning proposed developments adjacent to the site application clearly demonstrates: (l) that, through appropriate assessment, the development (a) that the new development will meet the requirements of will not cause unacceptable harm to the environment. Policy ENV5, as set out in City Plan 2 To ensure that proposed developments meet the above (b) that a continuous flood defence will form part of the criteria, in full, it may be necessary to condition any planning proposed development to provide a continuous level of consent or enter into a planning agreement under Section 75 protection from the 0.5 per cent annual probability (1 (1) of the Town and Country Planning (Scotland) Act 1997. in 200 years) flood event, taking into account climate change and freeboard

27 Development Criteria 2 - Lancefield and Anderston Quay

Buildings in this vicinity lie below the recommended flood defence such as capstans. This will reinforce the river’s local character and design level of 6.0m AOD for this location and will therefore require identity. protection. This level provides for a flood event of 0.5 per cent annual probability (1 in 200 years), taking into consideration climate change and freeboard levels. The Early Action Areas Report shows DEVELOPMENT CRITERIA 2 that flood defences can be achieved through hard landscaping Development will be permitted within Lancefield Quay and within the public realm area, using folding demountable defences Anderston Quay, as defined in the development guide, providing where appropriate. any planning application clearly demonstrates: A visual assessment of the quay wall stability in this location (a) that the new development will meet the requirements of concluded that the quay walls at both Anderston Quay and Policy ENV 5, as set out in City Plan 2 Lancefield Quay are in very poor condition. Part of the structure has now collapsed and remedial works will have to be undertaken. The (b) that a continuous flood defence will be constructed that Early Action Areas Report also suggests that the most appropriate provides a continuous level of protection from the 0.5 per way to achieve quay wall stability in these locations is through a cent annual probability (1 in 200 years) flood event, taking stepped build out to the Lancefield Quay wall and rock ballasting to into account climate change and freeboard the Anderston Quay wall. (c) that flood defences are incorporated into the hard New buildings can be accommodated within this area and should landscape design and folding demountable defences, as incorporate active ground floor uses to provide interest for the appropriate pedestrian. The development of Clyde Fastlink, a new public (d) how the flood defence will link into the strategy for transport corridor within the site, will act as a focal point with continuous direct defences in the River Clyde corridor transport nodes being integrated into the locality. (e) that the stability of existing quay walls has been addressed There are significant developments along the riverside, as part of and remedial works required for quay walls in this location the Council’s drive to: are incorporated into any development proposals through . remove barriers to the Clyde Walkway a build out and rock ballasting of the existing quay wall . improve river amenity (f) that quay wall stability meets current codes of practice and . regain streets design standards . create a vibrant community here (g) that the development contributes to an improved public A number of new development programmes have been agreed realm and the provision of a continuous Clyde Walkway with the Council. Land use within this area will continue to be a mix and Cycleway of residential and commercial. Well thought out developments will (h) the palette of riverscape components set out in section help to integrate this area with the rest of the city. The concept of 2.7.2 has been considered a new pedestrian bridge is also approved which will link Springfield Quay to Anderston Quay. (i) that all development proposals must be sensitive to and enrich the surrounding urban fabric through: Development proposed within this area must offer links with existing and proposed local developments. This can be achieved . restoring existing riverside objects by making key routes accessible and promoting continuity in the . reinstating all appropriate riverside features location. Finnieston Street is a key route in this location and new . promoting the river’s heritage development along the river edge should be integrated within this area. (j) that any development should create and enhance views, ensuring the built form contributes positively to views and The heritage and history of the river should also be celebrated, with does not obscure existing views the retention of existing riverside objects found in this location,

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 28 (k) that any development provides links into existing and Visualisation of Lancefield Quay proposed developments adjacent to the site (l) that the development promotes links to Finnieston Street (m) that the development includes and provides for the route of the Clyde Fastlink, including any transport node proposed within this site (n) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

Masterplan layout of Lancefield Quay

Masterplan layout of Anderston Quay

29 Development Criteria 3 - Govan Wharf

Visualisation of Lancefield Quay Housing at Govan Wharf, which lies below the recommended flood DEVELOPMENT CRITERIA 3 defence design level in this location of 6.0m AOD, will require flood protection. This level provides for a flood event of 0.5 per Development will be permitted within Govan Wharf, as defined cent annual probability (1 in 200 years), taking into consideration in the development guide, providing any planning application climate change and freeboard levels. The Early Action Areas clearly demonstrates: Report demonstrates that flood defence can be achieved by using (a) that the new development will meet the requirements of folding demountable defences, either in conjunction with repairs Policy ENV 5, as set out in City Plan 2 to the existing wall or a new tied sheet pile wall with raised earth embankment. (b) that a continuous flood defence will be constructed that provides a continuous level of protection from the 0.5 per A low tide visual survey reported that the wall and revetment are in cent annual probability (1 in 200 years) flood event, taking a variable state of repair along their lengths. Minor remedial works into account climate change and freeboard in relation to wall stability will be needed. (c) that, in this location, flood defences are incorporated into This area consists of a recently built development of residential the hard landscape design, including folding demountable housing between Govan Road and the river, with a pedestrian defences pathway and planting strip adjacent to the river. Future major developments within this area include the enhancement of Govan (d) how the flood defence will link into the strategy for town centre which aims to promote links with the waterfront and continuous direct defences in the River Clyde corridor achieve greater connectivity between key development sites along (e) that the stability of existing quay walls has been addressed the River Clyde and adjacent communities. The concept of a major and remedial works required for quay walls in this location mixed use development at Govan Graving Docks has also been are incorporated into any development proposals and also welcomed by the Council. provide increased access There is an opportunity to improve the appearance of, and access (f) that quay wall stability meets current codes of practice and to the river frontage so that links to this area are improved and can design standards be tied into future local developments. (g) that the development contributes to the provision of a As this is a predominantly residential area, aspects such as residents’ continuous Clyde Walkway and Cycleway privacy and the need for a public walkway will need to be addressed. There is an opportunity to encourage development which will help (h) the palette of riverscape components set out in section define a semi-private space for residents, but this must be treated 2.7.1 has been considered within the development of this sensitively. The space should be designed to ensure privacy for transitional area local residents. Clearly defining private space helps to provide (i) that landscaping will be required in this location, using better privacy and security. Any development in this location must paving, bollards and soft landscaping to: contribute to a coherent urban fabric and walkway for the River Clyde. . steer pedestrians away from the residential area . promote a semi-private feel to the area Detailing, such as hard and soft landscaping, helps provide a . help alleviate security fears transition between public and private space. Trees, planting, paving and bollards are all commonly used to define different areas and to (j) that, through appropriate assessment, the development guide pedestrians away from private spaces. will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 30 Development Criteria 4 - Riverside Quay

Large proportions of the land surrounding the flats in this location lie below the recommended flood defence design level in this DEVELOPMENT CRITERIA 4 location of 6.0m AOD, so flood mitigation will be required. This Development will be permitted within Riverside Quay, as defined level provides for a flood event of a 0.5 per cent annual probability in the development guide, providing any planning application (1 in 200 years), taking into consideration climate change and clearly demonstrates: freeboard levels. The River Edge Treatment Report demonstrates that flood defences can be achieved through new coping along (a) that the new development will meet the requirements of the existing quay wall. Policy ENV 5, as set out in City Plan 2 The visual survey concluded that quay wall stability in this location (b) that a continuous flood defence will be constructed that was in good to fair condition with only a small section of the upper provides a continuous level of protection from the 0.5 per brickwork in very poor condition. The River Edge Treatment Report cent annual probability (1 in 200 years) flood event, taking concludes that remedial works are not required, but a routine into account climate change and freeboard maintenance programme should be implemented. (c) that the stability of existing quay walls and riverbank This is a residential area, with a small housing estate backing onto has been addressed through a structural analysis and, if the quay. A landscaping scheme consisting of planting, paving, necessary, remedial works required for quay walls in this lighting and seating was provided when the estate was constructed. location are incorporated into any development proposals Any proposal must address residents’ privacy, through a clear (d) that quay wall stability meets current codes of practice and definition of private and public spaces. design standards (e) that the development contributes to the provision of a continuous Clyde Walkway and Cycleway (f) the palette of riverscape components set out in section 2.7.1 has been considered within the development of this transitional area (g) that landscaping will be required in this location, using paving, bollards and soft landscaping to: . steer pedestrians away from the residential area . promote a semi-private feel to the area . help alleviate security fears (h) that, through appropriate assessment, the development Indicative cross section of Riverside Quay will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

31 Development Criteria 5 - Princes Dock

Flood mitigation will be required in this location as the residential DEVELOPMENT CRITERIA 5 area lies below the recommended flood defence design level of 6.0m AOD. The River Edge Treatment Report shows that flood Development will be permitted within Princes Dock, as defined defences can be achieved through a flood embankment tied into in the development guide, providing any planning application the higher ground to the west of development. clearly demonstrates: The visual survey concluded that quay wall stability in this location (a) that the new development will meet the requirements of was in good condition. The River Edge Treatment Report also Policy ENV 5, as set out in City Plan 2 demonstrates that, although the quay walls are in good condition, (b) that a continuous flood defence will be constructed that some remedial works are required through the placement of a rock provides a continuous level of protection from the 0.5 per ballast. cent annual probability (1 in 200 years) flood event, taking into account climate change and freeboard (c) that flood defences link into the strategy for continuous direct defences in the River Clyde corridor (d) that the stability of existing quay walls has been addressed and remedial works required for quay walls in this location are incorporated into any development proposals, in the form of the placement of a rock ballast next to the quay wall (e) that quay wall stability meets current codes of practice and design standards

Indicative cross section of Princes Dock (f) that the development contributes to the provision of a continuous Clyde Walkway and Cycleway (g) the palette of riverscape components set out in section 2.7.1 has been considered within the development of this transitional area (h) that landscaping will be required in this location, using paving, bollards and soft landscaping to: . steer pedestrians away from the residential area . promote a semi-private feel to the area . help alleviate security fears (i) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 32 Development Criteria 6 - Mavisbank Quay

Flood mitigation will be required in this location as the lowest DEVELOPMENT CRITERIA 6 threshold level of the adjacent flats is 5.59m, which is below the recommended flood defence design level of 6.0m AOD in this Development will be permitted within Mavisbank Quay, as location. This provides for a flood event of a 0.5 per cent annual defined in the development guide, providing any planning probability (1 in 200 years), taking into consideration climate application clearly demonstrates: change and freeboard levels. The River Edge Treatment Report (a) that the new development will meet the requirements of shows that flood defence can be achieved through an embankment Policy ENV5, as set out in City Plan 2 incorporated into the landscaping works. (b) that a continuous flood defence will be constructed that The visual survey concluded that quay wall stability in this location provides a continuous level of protection from the 0.5 per was fair to poor, with a small length of sheet piling showing signs of cent annual probability (1 in 200 years) flood event, taking accelerated low-water corrosion. The River Edge Treatment Report into account climate change and freeboard also demonstrated that the most appropriate way to achieve quay wall stability is through ballasting the entire length of quay. (c) that flood defences link into the strategy for continuous direct defences in the River Clyde corridor This area is predominantly residential, but the Clyde Arc road bridge will help link Finnieston, Govan and the various commercial (d) that the stability of existing quay walls and riverbank has and residential developments in the area. This will bring life back to been addressed and remedial works required for quay walls this stretch of the River Clyde. in this location are incorporated into any development proposals in the form of a rock ballast against the entire Proposed public realm improvements on the north bank at length of the quay wall Lancefield Quay and the iconic Clyde Arc means it will be important to enhance the views to the south bank. The quay wall is in poor (e) that quay wall stability meets current codes of practice and condition and remedial works will ensure views in this area are design standards enhanced. (f) that the development contributes to the provision of a continuous Clyde Walkway and Cycleway (g) the palette of riverscape components set out in section 2.7.1 has been considered within the development of this transitional area (h) that landscaping will be required in this location, using paving, bollards and soft landscaping to: . steer pedestrians away from the residential area . promote a semi-private feel to the area . help alleviate security fears (i) that, through appropriate assessment, the development Indicative cross section of Mavisbank Quay will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

33 Development Criteria 7 - Windmillcroft Quay

The lowest water threshold level of the adjacent flats is 5.36m AOD which is below the recommended flood defence design level in this DEVELOPMENT CRITERIA 7 location of 6.0m AOD, so flood mitigation will be required. This level Development will be permitted within Windmillcroft Quay, as provides for a flood event of 0.5 per cent annual probability (1 in defined in the development guide, providing any planning 200 years), taking into consideration climate change and freeboard application clearly demonstrates: levels. The River Edge Treatment Report shows that flood defences can be achieved through permanent walls and embankments as (a) that the new development will meet the requirements of part of remedial and refurbishment works. Policy ENV 5, as set out in City Plan 2 The visual survey concluded that quay wall stability is poor to very (b) that a continuous flood defence will be constructed that poor with numerous buckled or missing sections of the steel walling provides a continuous level of protection from the 0.5 per plate that ties the top of the timber piles to the masonry upper wall. cent annual probability (1 in 200 years) flood event, taking The stability assessment concluded that the structure of the wall is into account climate change and freeboard inadequate and the main factor ensuring its stability is the build- (c) that flood defences link into the strategy for continuous up of silt at the bottom of the wall. Remedial works are proposed. direct defences in the River Clyde corridor The River Edge Treatment Report also demonstrates that the most appropriate way to achieve quay wall stability in this location is (d) that the stability of existing quay walls and riverbank has through a build out and stepped revetment or tiered promenade. been addressed and remedial works required for quay walls in this location are incorporated into any development This area comprises residential housing and a narrow public walkway proposals through a build out of the existing quay wall on the river’s edge. It adjoins the proposed development site for the pedestrian crossing between Broomielaw and Tradeston, which (e) that quay wall stability meets current codes of practice and will incorporate extensive public realm enhancements. To ensure design standards residents’ privacy is met, it may be necessary to build out the quay (f) that the development contributes to the provision of a wall to ensure a clear distinction between public and private space. continuous Clyde Walkway and Cycleway This will help alleviate security issues. (g) the palette of riverscape components set out in section 2.7.1 has been considered within the development of this transitional area (h) that landscaping will be required in this location, using paving, bollards and soft landscaping to: . steer pedestrians away from the residential area . promote a semi-private feel to the area . help alleviate security fears (i) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent Indicative cross section of Windmillcroft Quay or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 34 Development Criteria 8 - Broomielaw Quay (East)

Flood mitigation is not required here. The recommended flood DEVELOPMENT CRITERIA 8 defence design level in this location is 6.0m AOD. This level provides for a flood event of 0.5 per cent annual probability (1 in 200 years), Development will be permitted within the Broomielaw area, taking into consideration climate change and freeboard levels. The as defined in the development guide, providing any planning road between George V Bridge and Glasgow Bridge is above this application clearly demonstrates: predicted flood level. (a) that the new development will meet the requirements of The visual survey for this location concluded that quay wall stability Policy ENV 5, as set out in City Plan 2 is good and structures are relatively modern. The River Edge (b) that no alterations to ground levels, structures and built Treatment Report recommends a periodic maintenance scheme, form will take place that will reduce the provision of especially with regard to checking the steel sheet piles for signs of continuous flood protection accelerated low-water corrosion. (c) that the stability of existing quay walls and riverbank has This area, possibly more than any other along the River Clyde, is been addressed and remedial works required for quay walls experiencing significant changes in riverside use. A new pedestrian in this location are incorporated into any development bridge linking Broomielaw and Tradeston will be a major landmark proposals through a build out of the existing quay wall within the area. (d) that quay wall stability meets current codes of practice and Development proposals for this area should provide a harmonious design standards and consistent river frontage, improve access to the city centre and other developments along the riverside, and provide a mix of uses (e) that the development contributes to the provision of a to give people reasons to visit the river. Active ground-floor uses continuous Clyde Walkway, Cycleway and improved public are encouraged within urban blocks to connect the river to Argyle realm, including a taxi bus stop Street, as well as major walkway improvements. (f) the palette of riverscape components set out in section The main priorities in relation to access and connectivity are: 2.7.2 has been considered within the development of the public realm area . to encourage continuous access along the river (g) that, through appropriate assessment, the development . develop connectivity between the river and the city centre will not cause unacceptable harm to the environment through key nodes and links (h) that the redevelopment of this area increases the . improve the appearance and natural surveillance within connectivity between the site and the city centre and should the location to help alleviate security fears and encourage link into existing and proposed developments adjacent to people to use the area the site (i) that all development proposals must be sensitive to and enrich the surrounding urban fabric through: . restoring existing riverside objects . reinstating all appropriate riverside features . promoting the river’s heritage

To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997. Indicative cross section of Broomielaw Quay (East)

35 Development Criteria 9 - Custom House Quay (e) that the stability of existing quay walls has been addressed and remedial works required for quay walls in this location Flood defences are required in this location. The recommended are incorporated into any development proposals, through flood defence design level in this location is 6.1m AOD. This level a build out of the existing quay wall provides for a flood event of 0.5 per cent annual probability (1 in 200 years), taking into consideration climate change and freeboard (f) that quay wall stability meets current codes of practice and levels. The River Edge Treatment Report shows that flood defences design standards can be achieved through built form and hard landscaping. (g) that the development contributes to the provision of a Custom House Quay has a range of structural forms. Quay wall continuous Clyde Walkway and Cycleway stability is in variable states of repair. The sections of quay wall (h) the palette of riverscape components set out in section requiring the most urgent attention are the stretches of perched 2.7.2 has been considered within the development of this wall where the visual condition survey reported the wall façade to public realm area be in poor to fair condition. (i) that all development proposals must be sensitive to and Custom House Quay lies within a conservation area and any enrich the surrounding urban fabric through restoring proposed development must be sensitive to the surroundings. New existing riverside objects, reinstating all appropriate buildings must gel with old to create an attractive and evolving riverside features and promoting the river’s heritage townscape. This area is Glasgow city centre’s main frontage onto the River Clyde, so development should exploit the links of Dixon (j) that any development should create and enhance views, Street to to the city centre to ensure the area ensuring the built form contributes positively to views and is easily accessible. This area was identified as suitable for tall does not obscure existing views landmark buildings within the river design framework. (k) that the development of this area offers links into existing The City Plan earmarks this area for a major mixed-use development and proposed developments adjacent to the site and with an extensive public realm area and walkway, creating a new promotes links to Dixon Street and Buchanan Street in urban environment. Any major development proposal will have a particular significant impact on the views and vistas along the Clyde. (l) that, through appropriate assessment, the development will not cause unacceptable harm to the environment DEVELOPMENT CRITERIA 9 (m) It has been demonstrated through appropriate assessment Development will be permitted within Custom House Quay, that the development will not cause unacceptable harm to as defined in the development guide, providing any planning the environment. application clearly demonstrates: To ensure that proposed developments meet the above criteria, (a) that the new development will meet the requirements of in full, it may be necessary to condition any planning consent Policy ENV5, as set out in City Plan 2 or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997. (b) that a continuous flood defence will be constructed that provides a continuous level of protection from the 0.5 per cent annual probability (1 in 200 years) flood event, taking into account climate change and freeboard (c) that, in this location, flood defences are incorporated into the hard landscape design, including demountable defences (d) that flood defences link into the strategy for continuous direct defences in the River Clyde corridor Indicative cross section of Custom House Quay

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 36 Development Criteria 10 - Carlton Place Quay

Flood mitigation is required in this location. The recommended DEVELOPMENT CRITERIA 10 flood defence design level in this location is 6.1m AOD. This level provides for a flood event of 0.5 per cent annual probability (1 in Development will be permitted within Carlton Place, as defined 200 years), taking into consideration climate change and freeboard in the development guide, providing any planning application levels. clearly demonstrates: Ground levels range from 4.20m to 6.50m AOD. As some buildings (a) that the new development will meet the requirements of may be below the recommended flood design defence level of Policy ENV 5, as set out in City Plan 2 6.06m, permanent or demountable flood defences will be necessary. The River Edge Treatment Report shows that flood defences can be (b) that no alterations to ground levels, structures and built achieved by raising the level of the grass embankment between the form will take place that will reduce the level of continuous Sherriff Court and the riverside embankment. flood protection provided The visual survey showed quay wall stability to be in poor to very poor (c) that riverbank stability has been addressed and any condition, with numerous signs of lateral and vertical displacement remedial works in this location seek to replace and restore and settlement. The revetment is very steep, which is a contributing the original revetment using traditional setts. factor in its instability. Remedial works will be required. The River (d) that riverbank stability meets current codes of practice and Edge Treatment Report also showed that the most appropriate way design standards to achieve quay wall stability is through the replacement of the original revetment using traditional setts coursed into a reinforced (e) that the development contributes to the provision of a concrete base slab. continuous Clyde Walkway, Cycleway and improved public realm area. This area has a number of listed buildings and is within a conservation area. Carlton Place is an attractive setting with a strong identity. (f) the palette of riverscape components set out in section Proposals for this area should preserve and enhance its character. 2.7.2 has been considered within the development of the Due to the historical importance of this location, funding and public realm area grants may be available to restore the original revetment. Policy (g) that any proposals are sensitive to and enrich the documents state that historic frontages and the street cobbles surrounding area, as the site is within a conservation area should be retained and preserved. (h) that, through appropriate assessment, the development The cross-river links here should be promoted to link Carlton Place will not cause unacceptable harm to the environment with the Custom House Quay development on the north bank. There is also an opportunity to provide access to the riverbank To ensure that proposed developments meet the above criteria, itself with the restoration of the original revetment. in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

Indicative cross section of Carlton Place

37 Development Criteria 11 - Clyde Street

Flood mitigation will not be required in this location. The minimum DEVELOPMENT CRITERIA 11 surveyed threshold level of any building adjacent to the quays is 6.22m AOD which is above the recommended flood defence Development will be permitted within Clyde Street, as defined design level of 6.1m AOD in this location. This level provides for in the development guide, providing any planning application a flood event of 0.5 per cent annual probability (1 in 200 years), clearly demonstrates: taking into consideration climate change and freeboard levels. (a) that the new development will meet the requirements of The revetment stability in this location is poor, suffering from Policy ENV 5, as set out in City Plan 2 numerous missing stones, minor slippage and extensive vegetation growth. Besides one defect, the retaining wall was in good condition. (b) that no alterations to ground levels, structures and built The River Edge Treatment Report shows that the most appropriate form will take place that will reduce the level of continuous way to achieve revetment stability is through a build out with a low- flood protection provided level promenade. (c) that riverbank stability has been addressed and remedial works required for the riverbank in this location are Clyde Street is within a conservation area, so any development incorporated into any development proposals proposed should be sensitive to its surroundings. This site is also a key link between the major development site of Custom House (d) that riverbank stability meets current codes of practice and Quay and the Glasgow Green area. design standards (e) that the development contributes to the provision of a continuous Clyde Walkway, Cycleway and improved public realm area, including a taxi bus stop (f) the palette of riverscape components set out in section 2.7.2 has been considered within the development of the public realm area (g) that all development proposals must be sensitive to and enrich the surrounding urban fabric, a conservation area, through: . restoring existing riverside objects Indicative cross section of Clyde Street . reinstating all appropriate riverside features . promoting the river’s heritage (g) that any development should create and enhance views, ensuring the built form contributes positively to views and does not obscure existing views (h) that any development provides links into existing and proposed developments adjacent to the site (i) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed development meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 38 Development Criteria 12 - Glasgow Green

Flood mitigation will not be required in this location. The existing This area has been identified as suitable for ecological enhancement footpaths lie above the recommended flood defence design and habitat creation at the river’s edge. Ecological opportunities level, which is 6.1m AOD in this location. This level provides for should be investigated for soft bank treatment. This is best achieved a flood event of 0.5 per cent annual probability (1 in 200 years), through new green-faced gabion-terraced riverbank and slope taking into consideration climate change and freeboard levels. stabilisation. Following a major flood event in 1994, emergency revetment stabilisation works were carried out on a failed 50m long section DEVELOPMENT CRITERIA 12 of bank upstream of the Albert Bridge. This consisted of rock armouring in the low-tide zone, gabion baskets in the inter- Development will be permitted within Glasgow Green, as defined tidal zone and a geo-textile reinforced grassed slope above the in the development guide, providing any planning application high-tide level. The visual survey contained within the River Edge clearly demonstrates: Treatment Report shows most of the assets to be in fair condition, (a) that the new development will meet the requirements of although the rip-rap slope is in poor condition. To avoid a repeat Policy ENV 5, as set out in City Plan 2 of the bank collapse, the stability option for this location should be similar to the emergency revetment stabilisation measures. (b) that no alterations to ground levels, structures and built Quay wall stability has also been addressed recently through form will take place that will reduce the level of continuous remedial works and the assets in this location are in a reasonable flood protection provided condition. (c) that riverbank stability has been addressed and remedial The Council aims to restore Glasgow Green to its former status works required for the riverbank in this location as a primary visitor attraction. The concept seeks to restore and incorporate ecological enhancement and habitat creation enhance historic visitor attractions as well as creating event and are incorporated into any development proposals, through open-space areas. The River Edge Treatment Report also shows a build out of the existing quay wall that a new green-faced bank, incorporating bioengineered works (d) that riverbank stability meets current codes of practice and and slope stabilisation, would encourage ecological opportunities design standards and habitat enhancement in this location. (e) that the development contributes to the provision of a Lighting should be used to increase security. The introduction continuous Clyde Walkway and Cycleway of new trees and flora will define existing and new event and open-space areas. The upgraded and new furniture, signs and (f) that the palette of riverscape components set out in section interpretation will promote accessibility and connectivity within 2.7.3 has been considered within the development of this Glasgow Green. park and green space area (g) that any proposals are sensitive to and enrich the surroundings, as this site is within a conservation area (h) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

View towards Glasgow Green

39 Development Criteria 13 - Florence and Adelphi Street

Flood mitigation will not be required in this location. The minimum surveyed threshold level of any building adjacent to the quays DEVELOPMENT CRITERIA 13 is 6.20m AOD which is above the recommended flood defence Development will be permitted within Florence and Adelphi design level of 6.1m AOD in this location. This level provides for Street, as defined in the development guide, providing any a flood event of 0.5 per cent annual probability (1 in 200 years), planning application clearly demonstrates: taking into consideration climate change and freeboard levels. (a) that the new development will meet the requirements of The visual survey of quay wall stability shows the revetments to Policy ENV 5, as set out in City Plan 2 be in a poor to very poor condition. There is evidence of bank collapse and numerous examples of bulging and settlement of the (b) that no alterations to ground levels, structures and built slopes. The masonry retaining walls are in fair condition with few form will take place that will reduce the level of continuous major defects. The River Edge Treatment Report shows the most flood protection provided appropriate way to achieve quay wall stability is through ballasting (c) that riverbank stability has been addressed and remedial the most critical sections of the revetment. works required for the riverbank in this location The area has already undergone basic improvements to public incorporate a rock ballast to the most critical sections of realm areas, but any works along this stretch of the river must: the revetment . ensure that any development accommodates the Clyde (d) that riverbank stability meets current codes of practice and Walkway design standards . promote links up into the Gorbals and the Crown Street (e) that the development contributes to the provision of a regeneration project continuous Clyde Walkway and Cycleway . enhance views across to Glasgow Green . improve lighting and security (f) that the palette of riverscape components set out in section . promote pedestrian priority 2.7.1 has been considered . include quay wall and revetment improvements (g) that any development promotes links with the Gorbals and . seek to incorporate habitat creation planting the Crown Street regeneration project (h) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

View towards Florence and Adelphi Street Revetment

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 40 3.4 generic development criteria

Development Criteria 14 - Urban Areas

Any development in these areas must link fully with key routes, encouraging north-south links to the city centre and river, while (g) that, if necessary, an appropriate landscape scheme promoting a continuous walkway along the River Clyde. will be implemented to ensure maximum privacy for Lighting schemes will be encouraged along appropriate lengths residents of the river walkway as they can help alleviate safety and security (h) that the palette of riverscape components set out in section fears, whilst creating a welcoming and vibrant atmosphere. 2.7.1 or 2.7.2 has been considered, as appropriate Any development in these areas must contribute to a coherent (i) that, through appropriate assessment, the development urban fabric and walkway for the River Clyde. The need for a will not cause unacceptable harm to the environment continuous walkway is essential, even within residential areas and development must also ensure that residents’ privacy is addressed To ensure that proposed developments meet the above within development proposals, where necessary. criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 There must be a clear distinction between public and private space (1) of the Town and Country Planning (Scotland) Act 1997. to maximise privacy for residents, with clearly defined private space to help provide better privacy and security. Detailing, such as hard and soft landscaping, helps provide a transition between public and private space and can help differentiate between passive and active Detailing helps differentiate between space. Trees, planting, paving and bollards are all commonly used passive and active space at Glasgow to define different areas and to guide pedestrians away from private Harbour Development spaces.

DEVELOPMENT CRITERIA 14 Development will be permitted within the urban areas of the River Clyde corridor, as defined in the design guidance, providing any planning application clearly demonstrates: (a) that the new development will meet the requirements of Policy ENV 5, as set out in City Plan 2 (b) that a continuous flood defence will be constructed that provides a continuous level of protection from the 0.5 per cent annual probability (1 in 200 years) flood event, taking into account climate change and freeboard (c) that flood defences link into the strategy for continuous Lighting is an integral part of attracting visitors direct defences in the River Clyde corridor to the River Clyde at night, George V Bridge (d) that quay wall and riverbank stability has been addressed and the required remedial works are incorporated into any development proposals (e) that quay wall and riverbank stability meets current codes of practice and design standards (f) that the development contributes to the provision of a continuous Clyde Walkway and Cycleway and improved public realm

41 Development Criteria 15 - Parks and Open Space

Lighting should be an integral element used in park and open space areas to increase security. The introduction of new trees DEVELOPMENT CRITERIA 15 and flora will define existing and new event and open space areas. Development will be permitted within existing park and open Upgraded and new furniture, signs and interpretation will promote space areas of the River Clyde corridor, as defined in the accessibility and connectivity along the River Clyde. development guide, providing any planning application clearly demonstrates: (a) that the new development will meet the requirements of Policy ENV 5, as set out in City Plan 2 (b) that a continuous flood defence will be constructed that provides a continuous level of protection from the 0.5 per cent annual probability (1 in 200 years) flood event, taking into account climate change and freeboard (c) that flood defences link into the strategy for continuous direct defences in the River Clyde corridor (d) that quay wall and riverbank stability has been addressed and the required remedial works are incorporated into any development proposals (e) that quay wall and riverbank stability meets current codes Glasgow Green street furniture as contained within section 2.7.3 of practice and design standards (f) that the development contributes to the provision of a continuous Clyde Walkway and Cycleway and improved public realm (g) that the palette of riverscape components set out in section 2.7.3 has been considered (h) that, through appropriate assessment, the development will not cause unacceptable harm to the environment To ensure that proposed developments meet the above criteria, in full, it may be necessary to condition any planning consent or enter into a planning agreement under Section 75 (1) of the Town and Country Planning (Scotland) Act 1997.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 42 bibliography

• River Clyde Flood Management Strategy: Early Action Area Report, May 2005, Halcrow-Fairhurst JV.

• River Clyde Flood Management Strategy: River Edge Treatment Report, January 2006, Halcrow-Fairhurst JV.

• River Clyde Flood Management Strategy: Broad-Scale Modelling Report, June 2005, Halcrow-Fairhurst JV.

• River Clyde Flood Management Strategy: Hydrodynamic Modelling Report, June 2005, Halcrow-Fairhurst JV.

• River Clyde Flood Management Strategy: Condition Assessment Report, October 2005, Halcrow-Fairhurst JV.

• City Plan, Glasgow City Council, 2003.

• City Plan 2 (Finalised Draft), Glasgow City Council, 2006.

• Scottish Planning Policy 7 – Planning and Flooding, 2004, Scottish Executive.

• Planning Advice Note 69 – Planning and Building Standards Advice on Flooding, 2004, Scottish Executive.

43 glossary

Accelerated Low Water Corrosion A form of microbially influenced corrosion of steel in seas Habitat Enhancement and estuaries, mostly affecting a zone close to the lowest Identified species and habitats requiring mitigation measures to astronomical tide level. address concerns regarding nature conservation (through design, implementation and management). AOD Level above Ordnance Datum. Hard Landscape The character or appearance of urban hardstanding/pavement/ Bioengineered road, consisting of non-vegetation material such as brick, stone, The application of engineering principles to the fields of biology, in concrete, tile and wood. this case to address landscape and ecological design opportunities and create habitats for enhancement within the river corridor. Interlocking Cylinders A form of mass gravity wall construction. Cope Height The level of the top of a wall. Mass Gravity Walls A wall constructed usually of concrete or masonry resisting earth Cope Wall / Coping pressure by its weight. The top of a wall. Masonry walls / blockwork Catchment Storage Walls constructed of stone, concrete blocks or bricks. Water storage within the catchment of a river that reduces peak flows in the river. Monoliths A form of mass gravity wall construction. Dredging Excavation of deposited sediments in the bed of a river or estuary. Node A place where activity and routes are concentrated. Embankments Soil structures, usually with sloping sides built up above natural Perched Wall ground level. A quay wall where the bed of the river was later dredged below the original foundation level of the wall, the foundation generally being Fingerposts protected by timber sheet piles driven down the face of the wall. Information Posts / Signage to assist with general public orientation within the river corridor. Piecemeal Development Uncoordinated and gradual development of land which doesn’t Flood Defence Design Level form part of a coherent masterplan or framework. The level of the top of the flood defence, consisting of predicted flood level plus freeboard. Planning Conditions and Agreements Standards or actions relating to a planning permission that the Fluvial Flooding owners and/or developers must adhere to when carrying out Flooding passing down the channel and floodplain of a watercourse work. that originates in the rain falling over the catchment area. Quay Wall Build Out Folding Demountable Defences A new quay wall built out into a river or estuary, providing additional Flood defences that are stored in a recess in the surface of a footpath land. or road until needed and then the flood barrier is unfolded and erected. Quay Wall / Quay Wall Stability A wall originally constructed for berthing of ships. Freeboard An allowance above predicted flood levels to take account of Remedial Works uncertainties in the prediction. Work to remedy a defect in a structure.

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 44 Revetment (Stepped / Stone) Urban Fabric Sloping or stepped protective treatment to a river bank, often The pattern of the arrangement and size of buildings and their plots formed in stone or concrete blockwork. in a settlement; and the degree to which an area’s pattern of street- blocks and street junctions is respectively small and frequent, or Rip-Rap Slope large and infrequent. Sloping protection against waves or the flow of a river, formed from large rock boulders. Vistas An enclosed view, usually a long and narrow one, sometimes past Riverscape Components a series of landmarks. Detailing of the public realm including street furniture, paving material, hard landscaping and soft landscaping. Wall Façade The face of a wall. Rock Ballast or ballasting Rock placed at the base of a wall to provide weight to improve 0.5% Annual Probability stability of the wall. An event that has a probability of exceedance of 0.5% in any one year , also often referred to as the 200 year return period. Sheet Piling / Sheet Piled Walls Walls constructed of steel profiled sheets driven into the ground, and sometimes anchored by tie bars.

Siltation The process of sediment deposition occurring in a river or an estuary.

Soft Landscape The character or appearance of openspace/parkland, consisting of vegetation such as trees, shrubs, hedges, grass and ground cover.

Tidal Barrier A structure crossing the tidal reach of a river with gates that can be closed to exclude extreme tides . A typical example is the Thames Barrier.

Tidal Flooding Flooding originating in tide levels in the sea passing up the estuary into the river.

Timber Piles Timber driven into the ground to form piles to support a structure.

Training Walls Walls designed to direct the flow of a watercourse.

Transitional Areas Areas which lie between visitor destinations/public realm areas or ‘through routes’.

Transition Reach The part of a river forming a transition between fluvial and tidal influences.

45 notes

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide 46 notes

47 notes

Further copies are available from:

Land and Environmental Services Glasgow City Council Richmond Exchange, 20 Cadogan Street Glasgow, G2 7AD

River Clyde Flood Management Strategy River Corridor Supplementary Development Guide This map is reproduced from / based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office, Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Glasgow City Council, 1000233379 (2006)