NOTICE OF MEETING

Regeneration and the Economy Policy Development Committee

Agenda Tuesday, 24th January 2017 at 1330 hours

1. Proposed Work Programme for January to March 2017 - Report by Executive Director of Development and Regeneration Services.

2. Parkhead Cross Townscape Heritage initiative - Report by Executive Director of Development and Regeneration Services.

3. Byres Road placemaking - Report by Executive Director of Development and Regeneration Services.

4. Priesthill Private Housing Development - Report by Executive Director of Development and Regeneration Services.

5. Planning Performance Framework 2015/16 - Report by Executive Director of Development and Regeneration Services.

Contact Officer: Avril Wyber Committee Officer Committee Services City Chambers Glasgow Telephone: 0141 287 4266 e-mail [email protected]

Glasgow City Council, City Chambers, Glasgow G2 1DU

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- 2 - Item 1 Glasgow City Council 24th January 2017 Regeneration and the Economy Policy Development Committee

Report by Executive Director of Development and Regeneration Services

Contact: Tom Turley Ext: 76000

PROPOSED WORK PROGRAMME JANUARY-MARCH 2017

Purpose of Report:

To consider the 2017 work programme for Committee.

Recommendations:

It is recommended that Committee considers the contents of the report.

Ward No(s): Citywide: 

Local member(s) advised: Yes  No  consulted: Yes  No 

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1 Introduction

This report highlights some key policy development issues that will be referred to Committee for information and consideration. The list of planned reports is not exhaustive and there will undoubtedly be other matters that will require reference to Committee. Full details of the programme is attached (see Appendix)

2 Proposed Programme January-March 2017

Meeting No 1 (24th January 2017)

 Planning Performance Framework (PPF)  Parkhead THI Annual Update  Byres Road Action Plan  Priesthill Private Housing Development

Meeting No 2 (7th March 2017)

 Calton Barras Action Plan Annual Update  Central Govan Action Plan  Local Housing Strategy  Strategic Housing Investment Plan  Affordable Warmth Strategy  Empty Homes  Lanes Strategy  Commercial Waste Pilot  City Deal Update

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3 Policy and Resource Implications

Resource Implications:

Financial: N/A

Legal: N/A

Personnel: N/A

Procurement: N/A

Council Strategic Plan: N/A

Equality Impacts: N/A

EQIA carried out: yes/no

Outcome: (no significant impact, positive impact or negative impact)

Sustainability Impacts:

Environmental:

Social:

Economic:

4 Recommendations

It is recommended that Committee considers the contents of the report.

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REPORTS FOR REGENERATION & ECONOMY PD COMMITTEE Work Programme for January-June 2016 Committee Dates: Pre Agenda 17th January 2017/Committee 24th January 2017 Pre Agenda 28th February 2017/Committee 7th March 2017

Topic Main Task Lead Officer(s) Committee Date

Planning Performance Reporting on Scottish Government Feedback on Fraser Innes 24th January 2017 Framework (PPF) the Planning Performance Framework (PPF), Annual Report 2015-16

Parkhead THI Annual To inform members of progress in delivery of Bryony Robinson/ Raff 24th January 2017 Update Parkhead THI Esposito

Byres Road Action To inform members of progress of Action Plan Chris Burrows 24th January 2017 Plan and next steps in its implementation

Priesthill Private Provide information on the planned works Patrick Flynn 24th January 2017 Housing Development programme within the private housing development in the Priesthill area

Local Housing To seek approval for Glasgow’s new Local Steve 7th March 2017 Strategy Housing Strategy 2017-2022 McGowan/Michelle Mundie

Strategic Housing To seek approval for Glasgow’s new Strategic Steve 7th March 2017 Investment Plan Housing Investment Plan 2017-2022 McGowan/Jennifer Sheddan Affordable Warmth To seek approval for Glasgow’s new Affordable Steve 7th March 2017 Strategy Warmth Strategy 2017-2022 McGowan/Maureen Mulvey

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Empty Homes Provide progress on bringing empty homes back Patrick Flynn 7th March 2017 into use in the private sector

Calton Barras Action To inform members of progress in delivery of Lindsay Pratt/ Michael 7th March 2017 Plan Annual Update Calton Barras Action Plan Ward

Central Govan Action To inform members about the Imagine Govan Susan Hanlin 7th March 2017 Plan Review and new regeneration strategy and action plan

Lanes Strategy Advisory report (prior to Exec) on progress and Jane Laiolo/Gillian 7th March 2017 recommendations of the City Centre Lanes Black Strategy

Commercial Waste Advisory report (prior to Exec) on the proposed Jane Laiolo/ Seamus 7th March 2017 pilot project to ban commercial bins from the public Connolly footways in the city centre, outwith designated and enforced uplift windows

City Deal Update To update members on City Deal Carol Connolly 7th March 2017

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24th January 2017 Glasgow City Council

Regeneration and the Economy Policy Development Committee

Report by Executive Director of Development and Regeneration Services

Contact: Forbes Barron Ext: 76064

PARKHEAD CROSS TOWNSCAPE HERITAGE INITIATIVE: PROGRESS REPORT

Purpose of Report:

To update the Committee on the progress of the Parkhead Cross Townscape Heritage Initiative (THI).

Recommendations:

The Committee is asked to consider the findings of this report.

Ward No(s): 9, 19 Citywide:

Local member(s) advised: Yes  No  consulted: Yes  No 

- 9 - 1.0 Background

1.1 The Parkhead Cross THI operated from 2005-2011. During this period it provided grant funding of approximately £3.5million to heritage led regeneration projects including repairs to landmark buildings, the reinstatement of historic shopfronts and a package of public realm works.

1.2 Heritage Lottery Fund (HLF) approved a second investment programme in April 2011 with a grant award of £1,710,300. An additional £1,000,000 was subsequently secured from Historic Scotland’s (HS) Conservation Area Regeneration Scheme (CARS). On 9 June 2011, the Executive Committee approved the second phase of the Parkhead Cross THI and authorised expenditure of £1,400,000 for delivery over the period 2012-2018 bringing a total “Common Fund”, for the second phase of the THI to £4,110,300 as outlined below:

HLF £1,710,300 41.6% GCC £1,400,000 34.1% Historic Scotland £1,000,000 24.3% Total £4,110,300 100.0%

2.0 THI Programme

2.1 The Council administers the Common Fund on behalf of the external funders. The Council is obliged to deliver investment priorities identified within the approved THI Programme. The objectives of the THI are:

1. Promoting a Sense of Place; 2. Restoring Townscape; 3. Reinstating Historic Street Pattern; 4. Increasing Vibrancy.

2.2 The investment priorities for the THI programme were developed in the context of a number of key documents including the Parkhead Cross Conservation Area Appraisal and Management Plan (2003) and Parkhead Town Centre Retail Studies (2010). A breakdown of the current spend profile as agreed with the funders is shown below:

- 10 - GCC HLF HS Investment Priority THI Grant Contribution Contribution Contribution Parkhead Public School £1,700,000 £784,580 £915,420 £0 Eastern Necropolis Gatelodge £248,867 £71,574 £103,529 £73,764 1361 Duke Street £480,668 £58,814 £71,854 £350,000 St Michael’s RC Church £261,425 £75,174 £108,753 £77,498 Former Clydesdale Bank £310,913 £37,444 £57,372 £216,097 Shopfront Improvements £408,387 £117,089 £170,425 £120,873 Public Realm £267,692 £85,289 £103,059 £79,344 Complementary Initiatives £120,027 £34,520 £49,931 £35,576 Administration inc. Staff Costs £312,321 £135,516 £129,957 £46,848 Total Common Fund £4,110,300 £1,400,000 £1,710,300 £1,000,000

3.0 Progress to Date

3.1 HLF granted the Council “Permission to Start” the delivery phase of the THI in February 2013. The original programme had a completion date of June 2017 under the HLF grant funding award and March 2018 under the HS grant funding. The HLF completion date has now been extended to December 2017 to align the two funders more closely and allow for full spend of the common fund.

3.2 Shopfront Improvement Programme: A programme of improvements to historic shopfronts was completed in 2016 with 9 shopfronts benefitting from investment. The THI has now delivered reinstatement of 34 historic shopfronts since the inception of Phase 1 in 2005.

Parkhead Public School: The restoration of this landmark category B Listed Building was identified as the main priority for the second phase of the THI. The Council has worked in partnership with Glasgow Building Preservation Trust (GBPT) and Parkhead Housing Association (PHA) in order to progress matters. GBPT is currently overseeing the comprehensive restoration of the property including repairs to the historic fabric. The interior of the building will be re-fitted as a local enterprise centre housing approximately 15,000 square feet of office space. The contractor CBC Limited commenced on-site in July 2016. Site clearance, excavation and drainage works have taken place, scaffolding has been erected and roof works are underway. Completion is scheduled for October 2017. Following completion of the works GBPT will transfer ownership of the building to PHA who will manage the facility as part of their wider role in local regeneration.

The project is being match funded with £1,800,000 from the Scottish Government’s Regeneration Capital Grant Fund (RCGF). Historic Environment Scotland has now agreed to fund this project through its Building Repair Grant Scheme. This means that an additional £500K is available for investment in the following projects:

1361 Duke Street: Grant contracts are currently being finalised with the owners of this prominent tenement building situated at Parkhead Cross.

- 11 - Fabric repairs to the category B listed building will include slated roof works, lead work, structural repair of chimneys and tower and repair of cast iron rainwater goods. Works are expected to start on site in early 2017 and will take up to six months to complete.

Former Clydesdale Bank (1435 Gallowgate/1358 Duke Street): The repair of this landmark category B listed property has been a long-standing priority for the THI but issues including multiple ownership have frustrated delivery. This project formed part of the initial reserve list of projects for the second phase of the THI however it has now been prioritised. A project architect has been appointed and tender documents will be issued in early 2017.

The works will include the replacement of the failing 1980s roof tiles with traditional slate, stone repairs and rainwater goods. The repair of this building will complete the refurbishment of the four prominent listed buildings which form the striking centrepiece to Parkhead Cross.

Complementary Initiatives: The THI is delivering a number of complementary activities including training in traditional construction skills and activities aimed at fostering an appreciation of the area’s built heritage. Activities during the past year have included textile workshops based on Parkhead’s weaving past, community reminiscence events and the use of a vacant shopfront to house an artist in residence programme.

4.0 Finance

4.1 The initial Council investment of £1,400,000 in the Parkhead Cross THI has generated additional public funding of £5,010,300 from the Scottish Government, Historic Environment Scotland and Heritage Lottery Fund. This represents leverage of £3.58 for every £1 of Council investment.

5.0 Future Work Programme

5.1 Future activity will focus on completion of the Parkhead Public School project and the initiation of works at 1361 Duke Street and the Former Clydesdale Bank. Complementary Initiative events and activities will continue to take place over the coming year.

6.0 Policy and Resource Implications

Resource Implications:

Financial: The total value of the Common Fund is

- 12 - £4,110,300. The Council contribution is £1,400,000 (34%). Projects totalling £1,362,555.35 have been approved to date.

Legal: External funding is the subject of legal agreements with HLF and Historic Environment Scotland. Grant Offers to third parties are subject to legal agreements that reflect the requirements of all funding partners.

Personnel: The THI Programme is administered by the Parkhead Cross THI Project Officer.

Procurement: The THI operates mostly as a grant offer to third parties and the onus on procurement passes to the grant applicant. Beneficiaries are obliged to adopt procurement procedures that ensure best value.

Council Strategic Plan: A Vibrant City – Making use of our cultural assets and heritage.

Economic Growth- An improved supply of good quality and sustainable housing for the city.

Equality Impacts:

EQIA carried out: The THI is being delivered in the context of the East End Local Development Strategy. No EQIA has been undertaken as this phase of the THI is a continuation of the previous initiative and not a new service or policy or significant change to an existing service or policy.

Outcome: N/A

Sustainability Impacts:

Environmental: The restoration and reuse of existing buildings represents a sustainable approach to development. Third party applicants are advised to develop projects in line with HLF guidance on “Reducing Environmental Impacts”

Social: The THI investment will enhance the character of the Parkhead Cross Conservation Area, increase the vitality of the town centre and assist in creating a distinct identity and sense of place. Complementary Activities will provide training opportunities. Procurement procedures, where

- 13 - appropriate, will include a community benefit clause.

Economic: The THI will support jobs within the construction industry and will stimulate job creation by making the area more attractive to shoppers and investors.

7.0 Recommendations

The Committee is asked to consider the findings of this report.

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Item 3 Glasgow City Council 24th January 2017 Regeneration and the Economy Policy Development Committee

Report by Executive Director of Development and Regeneration Services

Contact: Forbes Barron Ext: 76064

BYRES ROAD PLACEMAKING REPORT: PUBLIC CONSULTATION STATEMENT AND FUTURE WORK PROGRAMME

Purpose of Report:

To inform Committee on the findings of the public consultation on the Byres Road Placemaking Report and to advise members of the future work programme.

Recommendations:

The Committee is asked to consider the findings of the public consultation process and the future work programme.

Ward No(s): 11, 12 Citywide:

Local member(s) advised: Yes  No  consulted: Yes  No 

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1.0 Background

Consultation and public engagement on placemaking issues relating to Byres Road began with a series of community workshops in 2012. A period of sustained engagement with local residents, businesses, visitors and other stakeholders helped to inform the Byres Road Placemaking Report. The report seeks to establish a long- term place vision for the street and a strategy for its future improvement by addressing four priority themes:

1. Create New Civic Spaces. 2. Enhance Pedestrian Experience, Street Aesthetic and Climate Resilience. 3. Reduce the Dominance of the Car and Improve Accessibility of the Street. 4. Support Commercial and Cultural Vitality.

The report can be accessed via the following link: https://www.glasgow.gov.uk/CHttpHandler.ashx?id=36494&p=0

2.0 Byres Road Placemaking Report: Public Consultation

The Byres Road Placemaking Report was published in 2016. The Council sought the views of local stakeholders during a formal consultation period between 23 March and 4 May 2016. A detailed review of the responses is provided in Appendix 1. The key findings are outlined below: • Support for full street re-design While the consultation has highlighted a range of views regarding future priorities it is evident that people believe the street should be considered in its entirety. This reflects a desire for proposals that benefit all users. Of particular importance is the proposed allocation of space between pedestrians, cyclists, buses, taxis and cars. • Enhance the pedestrian environment Respondents identified that pedestrian movement was often difficult with parked cars, vehicular traffic and junctions acting as barriers to pedestrian movement. The pavements were identified as requiring work to improve the surface material, reduce the amount of street clutter and provide opportunities for seating. • Provide safe cycle routes Improved cycling infrastructure, possibly in the form of segregated cycle lanes, was identified as a key opportunity. However the re-allocation of space will need to be carefully considered to ensure that adverse impacts on other groups is minimised.

 Protect existing parking provision A number of respondents identified the need to retain existing on-street car parking for ease of access and to ensure that footfall is retained for local businesses. Retention of on-street parking would limit the ability to meet aspirations of those respondents seeking the introduction of segregated cycle routes.

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• Allocate resources to support community involvement Further support is required to enable meaningful community involvement in the proposed design, maintenance and programming of events.

3.0 Progress to Date

The Council and its partners have taken interim measures to address the priority themes during development of the report.  Create New Civic Spaces A commitment of £450,000 was made to deliver public realm improvements. This allowed targeted interventions at Ashton Lane/Cresswell Lane (2014) and at Vinicombe Street (2016). A further £20,000 has been allocated to undertake works at the junction of Byres Road/Chancellor Street pending further development.  Reduce the Dominance of the Car and Improve Accessibility of the Street The Dowanhill and Byres Road Traffic Management and Parking Controls Order introduced in October 2016 seeks to reduce the dominance of the car by introducing controlled parking.  Support Commercial and Cultural Vitality. The Council supported the development of a Business Improvement District (BID) for Byres Road. The BID was established in May 2015. Initial work has focused on the recruitment of a project manager, the development of a 5 year business plan and promotion of the ‘Visit West End’ brand.

4.0 Future Work Programme

The Byres Road Placemaking Report informed the Council’s Business Case for City Deal investment in the Waterfront and West End project area. A key component of the business case was the implementation of a comprehensive public realm scheme on Byres Road (Great Western Road to Partick Cross) and University Avenue in order to improve place quality and physical connections with the University. These works will complement the Campus Masterplan considered by Committee in August 2016. The City Deal Cabinet approved the Outline Business Case in April 2016 with the first phase of works, focusing on Byres Road and adjacencies, currently scheduled to commence in Autumn 2018

 Appointment of External Design Resource

The involvement of the community in the design of the new civic space at Vinicombe Street proved successful and this approach will be adopted for the design of future works. The Council has recently appointed a design team led by Benton Scott Simmons to coordinate the involvement of local stakeholders in the design process.

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 West End Traffic Model

The Council is finalising the procurement of a West End Traffic Model. The traffic model will provide a platform to evaluate the impact that proposed changes to Byres Road may have on the wider road network.

 Project Milestones

The design team is currently completing a site analysis and initial options review in advance of a series of community design workshops scheduled to take place in spring 2017. Designs will be finalised in early 2018 and works procured to allow a site start in autumn 2018. A second phase of works focusing on connections to the University Campus is scheduled to commence in autumn 2019.

5.0 Policy and Resource Implications

Resource Implications:

Financial: The work programme outlined in Section 4 will be funded through City Deal resources.

Legal: None

Personnel: Project will be delivered using existing staff resource.

Procurement: External design resource and traffic model procured in line with standing orders.

Council Strategic Plan:

Economic Growth: A proactive placemaking strategy will seek to address the vitality and viability of Byres Road. Works to improve place quality in the locality of the University Campus will align with the University’s proposed expansion into the former Western Infirmary site.

Vibrant City: Byres Road and its surrounding lanes are widely regarded as a retail and cultural tourism attraction with a unique identity. Measures outlined in the Placemaking Report will seek to enhance the vibrancy of the area.

Equality Impacts:

EQIA carried out: Emerging design proposals will be subject to EQIA.

Outcome: N/A

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Sustainability Impacts:

Environmental: The Placemaking Report seeks to enhance the environmental quality of the street by reducing the dominance of the car and promoting sustainable forms of transport.

Social: The Placemaking Report seeks to promote social interaction through the creation of better civic spaces on Byres Road.

Economic: The Placemaking Report seeks to improve the trading environment of the street and address the commercial viability of this major town centre.

6.0 Recommendations

The Committee is asked to consider the findings of the public consultation process and the future work programme.

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APPENDIX 1: BYRES ROAD PLACEMAKING REPORT PUBLIC CONSULTATION STATEMENT OCTOBER 2016 Consultation Background Consultation and public engagement on placemaking issues relating to Byres Road has been an on-going, iterative process that began with Placemaking Workshops in 2012. Placemaking is a creative, collaborative process that includes design, development, renewal or regeneration of our urban or rural built environments. Engagement with local residents, businesses, visitors and other stakeholders has helped inform the vision for how Byres Road should look, feel and function in the future. The Byres Road Placemaking Report reflects the issues identified in relation to the impact the existing street design and the poor quality of the public realm is having on pedestrian and cycle movement, social interaction and commercial opportunities. The aim being to support the development of an economically successful, liveable, healthy and environmentally sustainable town centre. During the period of consultation we have tried to capture the views of all those with an interest in Byres Road and develop opportunities for future collaborative action. The report can be accessed via the following link: https://www.glasgow.gov.uk/CHttpHandler.ashx?id=36494&p=0 Consultation Process 1. Distribution of Leaflet & Report Leaflet distributed to all shop units on Byres Road and the Lanes. Report circulated to relevant stakeholders including community councils, the BID, Byres Road Improvement Group, local libraries. 2. Published online to the Consultation Hub The report was uploaded to Glasgow City Council’s online Consultation Hub with a questionnaire which enabled respondents to provide their views on each aspect of the priority themes identified in the report. 3. Presentations to Area Partnerships The report and its recommendations have been presented to Partick West and Hillhead Area Partnerships. Consultation Responses 42 responses were received during the consultation period. The majority, 34 were submitted through GCC online Consultation Hub, demonstrating that many respondents are keen to submit responses electronically. The questionnaire on the Consultation Hub was structured to reflect the recommendations identified in section 5 of the report. A summary of the responses to these Priority Themes is provided below.

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Priority Theme 1 - Create New Civic Spaces Vinicombe Street Most respondents welcomed the proposed design and in particular the incorporation of seating and trees. Some stated that it was likely to be well used as a space to sit but that a programme of activities would be required to fully utilise the space. Further support would be required for the ‘Friends of Vinicombe Street’ group and other similar voluntary groups on Byres Road. Some queried what changes are proposed to the existing car parking associated with this space and asked if a Traffic Regulation Order would be progressed to alter existing car parking. Comment: The Traffic Regulation Order is now in place with parking removed from this location. Discussions are ongoing with Byres Road Improvement Group to provide physical measures to stop parking whilst ensuring flexibility and attractiveness of the site. Those responding to the Vinicombe Street project identified their concern that projects are being delivered to the north of University Avenue at the expense of projects to the south of the street. Comment: Proposals for the south of the street are being to be developed as part of a full street re-design that will involve collaboration with various stakeholders including traders, residents, community groups and the University of Glasgow. Additionally budget has been set aside for works to improve environment of Chancellor Street corner for progression by Byres Road Improvement Group and other local community groups as appropriate. Ashton Road Most respondents welcomed the proposal to redesign the existing car park at Ashton Road/University to provide space for seating, cycle parking and trees. However a number of respondents are concerned that parking would be removed and this would have an impact on neighbouring residential streets. The involvement of residents of properties on Ashton Road through the Ashton Road Residents Association was considered essential in order to ensure that residents parking is retained and aspects of the historic character of the street is reflected in the design of details such as street lighting. Comment: Proposals for the Ashton Road car park will be developed as part of a full street re-design that will involve collaboration with various stakeholders including residents, traders, community groups and the University of Glasgow. Church Street Most respondents welcomed the proposal for a public space to the north of the former public school and baths at the Church Street triangle site. The redevelopment of the former baths building on Torness Street was identified as a priority due to its negative impact on the street and the future importance of the street as a route from Partick to the redeveloped former Western Infirmary site. Respondents also identified the potential for the temporary use of the car park at weekends for markets, events, etc. Opportunity for sculpture at the Church Street Triangle site.

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More widely there is concern that the southern end of Byres Road was being neglected and more needed to be done to encourage the occupation of vacant shop units. Comment: Proposals for the public realm at the Church Street site will be developed as part of a full street re-design that will involve collaboration with various stakeholders including residents, traders, community groups and the University of Glasgow. The site itself is still used in part by Glasgow City Council Social Work Services and any proposals for redevelopment of the site are in part contingent on this. Street Corners Consider the resources required to develop and support ‘Friends of groups’ for each street corner. A number of respondents identified that the southern section of Byres Road should be the focus for interventions. Also of particular concern was the Great George Street corner where street clutter negatively impacts on a primary route. Respondents also highlighted that a coherent design that improves the pedestrian environment should be sought for the design of the ‘corners’ and associated street furniture. Comment: Proposals for Chancellor Street are being targeted as an early demonstrator project following collaboration with various stakeholders including residents, traders and community groups. When asked about the need for more seating most respondents agreed that more is required but that the existing car dominated environment does not encourage people to sit out. The use of on-street temporary parklets was broadly welcomed. However concern was also expressed that the removal of car parking spaces could have a negative impact on local businesses. Priority Theme 2 - Enhance Pedestrian Experience, Street Aesthetic and Climate Resilience The majority of respondent’s favoured space being reallocated to pedestrian and cyclists, however some respondents were concerned that vehicular movement would be negatively impacted and there would be a loss of car parking spaces. Of particular concern is how difficult it is for pedestrians to cross the road. Many respondents identified the existing paved surfaces as requiring improvement. The unevenness of the paving on Ruthven Lane was singled out as requiring particular attention. Respondents also identified that street clutter including signs, bins, outdoor café seating and lighting needs to be addressed in order to enhance the pedestrian experience. The coherent design of signage possibly with unique detailing to reflect the character of the area was suggested. One respondent felt that improved signage and lighting would be particularly beneficial to support the unique character of the lanes. Comment: Proposals for improving the paved surfaces and street furniture will be developed as part of a full street re-design that will involve collaboration with various stakeholders including residents, traders, community groups and the University of Glasgow.

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Murals provoked a mixed response with some believing them to be an effective way of enlivening black walls by engaging with local artists while others identified alternative approaches such as lighting and greenery as preferable. Where proposing to alter pedestrian spaces involve all users by consulting with organisations such as the Glasgow Disability Alliance and supporting the development of ‘Friends of’ groups and lane associations. Respondents were generally supportive for actions to improve the design of shopfronts with some identifying the improvements seen in other areas such as Govan as demonstrating what can be achieved. Comment: The Byres Road and the Lanes Business Improvement District team are leading efforts to support shopfront improvements through a grant fund available to traders. There was almost unanimous support for the greening of the street by incorporating trees and other green elements on the street. One respondent highlighted the potential for a nature trail linking Byres Road to green spaces nearby including the Botanic Gardens and Kelvingrove Park. Many respondents identified a proliferation of commercial bins and collections as having a detrimental impact on the appearance of the street. Improved collection of rubbish to reduce impact of service vehicles and bins being left on the street was encouraged. A named contact at the City Council would be a good idea for reporting any problems or issues - a sort of Area Manager who would know how to progress remedial action. Comment: The Byres Road and the Lanes Business Improvement District team are leading efforts to better coordinate the collection of commercial waste so that businesses save money and the collection is carried out more efficiently. Priority Theme 3 - Reduce the Dominance of the Car and Improve Accessibility of the Street Many respondents welcomed an approach aimed at reducing the volume of traffic. Respondents identified concerns with air quality and pollution that impact negatively on the pedestrian experience. Some identified the impact of changes to car parking and vehicular movement on Byres Road as likely to have a negative impact on neighbouring residential streets. One respondent identified the development of electric car charging points as beneficial. Comment: The implementation of the Dowanhill Controlled Parking Zone should improve the situation for residents parking by freeing up spaces that were previously occupied by those from outside the area. One respondent identified the junction at University Avenue as being particularly problematic in terms of restricting pedestrian movement. The potential for segregated cycle lanes generated many positive comments about this encouraging people to cycle more often as it would be safer to do so and conflict with cars and pedestrians would be minimised. Some respondents highlighted that safe segregated cycle infrastructure should be a priority before investing further in cycle hire. An alternative view was expressed by some that segregated cycle lanes would negatively impact on vehicular movement and result in a reduction of on-street

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parking which would have a detrimental impact on accessibility for people visiting the area. There appears to be overwhelming support for the extension of subway operating hours particularly on Sunday’s. Comment: The operator of the subway, SPT has indicated that the subway opening hours are likely to be extended following modernisation works. Priority Theme 4 - Support Commercial and Cultural Vitality The cost of commercial rents and rates was considered to problematic for new businesses. Respondent would like to see independent businesses supported through rates relief. Consider the community budgeting process to support local ownership/adoption of spaces and part of streets. Respondents were keen to see the benefits of the Business Improvement District. Comment: Non domestic rates are set by the Scottish Government and therefore local authorities cannot alter the amounts charged. The Byres Road and Lanes Business Improvement District have been working to support commercial vitality by increasing footfall and seeking to reduce the overheads for businesses. One respondent identified neighbouring areas and visitor attractions in the immediate vicinity as being closely connected to Byres Road and should therefore be considered as a whole. This could include coordinated online marketing and promotions. Another respondent suggested a shuttle bus linking Byres Road with neighbouring attractions. Post Consultation - Amendments to the Report Highlight the historic character of Byres Road and its designation within Glasgow West Conservation Area within the introduction (page 5). Amend reference to concentration of houses in multiple occupation (HMO’s) within Hillhead to reflect the higher concentration of HMO’s in the wider area (page 15). Highlight the importance of key junctions at Partick Cross and Great Western Road within the full re-design of the street (page 37). Update to explain the progress made in relation to the Vinicombe Street Civic Space (page 40). Updated to reflect desire for small scale temporary environmental improvements at the Ashton Road Civic Space (page 40). Highlight the importance of the Church Street Triangle site and Torness Street for movement between Kelvinhall Subway Station, Byres Road and the redeveloped western infirmary site (page 41). Updated to reflect the desire for the car park to be used for events at weekends prior to it being fully redeveloped (page 41). Updated to refer to the involvement of Community Councils (page 57).

- 24 - BYRES ROAD PLACEMAKING REPORT PUBLIC CONSULTATION STATEMENT OCTOBER 2016 Key Findings • Support for full street re-design While the consultation has highlighted a range of views regarding the priorities for future placemaking activity on Byres Road it is evident that people believe the street should be considered in its entirety. This reflects a desire for proposals that benefit all users. Of particular importance is the proposed allocation of space between pedestrians, cyclists, buses, taxis and cars. • Enhance the pedestrian environment Respondents identified that pedestrian movement was often difficult with parked cars, vehicular traffic and junctions acting as barriers to the ease with which people are able to move around. The pavements were identified as requiring work to improve the surface material, reduce the amount of street clutter and provide opportunities for seating. • Provide safe cycle routes Improved cycling infrastructure possibly in the form of segregated cycle lanes was identified as a key opportunity. However the re-allocation of space will need to be carefully considered to ensure that adverse impacts on other groups is minimised. • Allocate resources to support community involvement Further support is required to enable meaningful community involvement in the proposed design, maintenance and programming of events for the civic squares at Vinicombe Street, Ashton Road and Church Street.

- 25 - Consultation Background Consultation and public engagement on placemaking issues relating to Byres Road has been an on-going, iterative process that began with Placemaking Workshops in 2012. Placemaking is a creative, collaborative process that includes design, development, renewal or regeneration of our urban or rural built environments. Engagement with local residents, businesses, visitors and other stakeholders has helped inform the vision for how Byres Road should look, feel and function in the future. The Byres Road Placemaking Report reflects the issues identified in relation to the impact the existing street design and the poor quality of the public realm is having on pedestrian and cycle movement, social interaction and commercial opportunities. The aim being to support the development of an economically successful, liveable, healthy and environmentally sustainable town centre. During the period of consultation we have tried to capture the views of all those with an interest in Byres Road and develop opportunities for future collabrative action. Consultation Process 1. Distribution of Leaflet & Report Leaflet distributed to all shop units on Byres Road and the Lanes. Report circulated to relevant stakeholders including community councils, the BID, Byres Road Improvement Group, local libraries. 2. Published online to the Consultation Hub The report was uploaded to Glasgow City Council’s online Consultation Hub with a questionnaire which enabled respondents to provide their views on each aspect of the priority themes identified in the report. 3. Presentations to Area Partnerships The report and its recommendations have been presented to Partick West and Hillhead Area Partnerships. Consultation Responses 42 responses were received during the consultation period. The majority, 34 were submitted through GCC online Consultation Hub, demonstrating that many respondents are keen to submit responses electronically. The questionnaire on the Consultation Hub was structured to reflect the recommendations identified in section 5 of the report. A summary of the responses to these Priority Themes is provided below. Priority Theme 1 - Create New Civic Spaces Vinicombe Street Most respondents welcomed the proposed design and in particular the incorporation of seating and trees. Some stated that it was likely to be well used as a space to sit but that a programme of activities would be required to fully utilise the space. Further support would

- 26 - be required for the ‘Friends of Vinicombe Street’ group and other similar voluntary groups on Byres Road. Some queried what changes are proposed to the existing car parking associated with this space and asked if a Traffic Regulation Order would be progressed to alter existing car parking. Comment: The Traffic Regulation Order is now in place with parking removed from this location. Discussions are ongoing with Byres Road Improvement Group to provide physical measures to stop parking whilst ensuring flexibility and attractiveness of the site. Those responding to the Vinicombe Street project identified their concern that projects are being delivered to the north of University Avenue at the expense of projects to the south of the street. Comment: Proposals for the south of the street are being to be developed as part of a full street re-design that will involve collaboration with various stakeholders including traders, residents, community groups and the University of Glasgow. Additionally budget has been set aside for works to improve environment of Chancellor Street corner for progression by Byres Road Improvement Group and other local community groups as appropriate. Ashton Road Most respondents welcomed the proposal to redesign the existing car park at Ashton Road/University to provide space for seating, cycle parking and trees. However a number of respondents are concerned that parking would be removed and this would have an impact on neighbouring residential streets. The involvement of residents of properties on Ashton Road through the Ashton Road Residents Association was considered essential in order to ensure that residents parking is retained and aspects of the historic character of the street is reflected in the design of details such as street lighting. Comment: Proposals for the Ashton Road car park will be developed as part of a full street re-design that will involve collaboration with various stakeholders including residents, traders, community groups and the University of Glasgow. Church Street Most respondents welcomed the proposal for a public space to the north of the former public school and baths at the Church Street triangle site. The redevelopment of the former baths building on Torness Street was identified as a priority due to its negative impact on the street and the future importance of the street as a route from Partick to the redeveloped former Western Infirmary site. Respondents also identified the potential for the temporary use of the car park at weekends for markets, events, etc. Opportunity for sculpture at the Church Street Triangle site. More widely there is concern that the southern end of Byres Road was being neglected and more needed to be done to encourage the occupation of vacant shop units. Comment: Proposals for the public realm at the Church Street site will be developed as part of a full street re-design that will involve collaboration with various stakeholders including residents, traders, community groups and the University of Glasgow. The site itself is still

- 27 - used in part by Glasgow City Council Social Work Services and any proposals for redevelopment of the site are in part contingent on this. Street Corners Consider the resources required to develop and support ‘Friends of groups’ for each street corner. A number of respondents identified that the southern section of Byres Road should be the focus for interventions. Also of particular concern was the Great George Street corner where street clutter negatively impacts on a primary route. Respondents also highlighted that a coherent design that improves the pedestrian environment should be sought for the design of the ‘corners’ and associated street furniture. Comment: Proposals for Chancellor Street are being targeted as an early demonstrator project following collaboration with various stakeholders including residents, traders and community groups. When asked about the need for more seating most respondents agreed that more is required but that the existing car dominated environment does not encourage people to sit out. The use of on-street temporary parklets was broadly welcomed. However concern was also expressed that the removal of car parking spaces could have a negative impact on local businesses. Priority Theme 2 - Enhance Pedestrian Experience, Street Aesthetic and Climate Resilience The majority of respondent’s favoured space being reallocated to pedestrian and cyclists, however some respondents were concerned that vehicular movement would be negatively impacted and there would be a loss of car parking spaces. Of particular concern is how difficult it is for pedestrians to cross the road. Many respondents identified the existing paved surfaces as requiring improvement. The unevenness of the paving on Ruthven Lane was singled out as requiring particular attention. Respondents also identified that street clutter including signs, bins, outdoor café seating and lighting needs to be addressed in order to enhance the pedestrian experience. The coherent design of signage possibly with unique detailing to reflect the character of the area was suggested. One respondent felt that improved signage and lighting would be particularly beneficial to support the unique character of the lanes. Comment: Proposals for improving the paved surfaces and street furniture will be developed as part of a full street re-design that will involve collaboration with various stakeholders including residents, traders, community groups and the University of Glasgow. Murals provoked a mixed response with some believing them to be an effective way of enlivening black walls by engaging with local artists while others identified alternative approaches such as lighting and greenery as preferable. Where proposing to alter pedestrian spaces involve all users by consulting with organisations such as the Glasgow Disability Alliance and supporting the development of ‘Friends of’ groups and lane associations. Respondents were generally supportive for actions to improve the design of shopfronts with some identifying the improvements seen in other areas such as Govan as demonstrating what can be achieved.

- 28 - Comment: The Byres Road and the Lanes Business Improvement District team are leading efforts to support shopfront improvements through a grant fund available to traders. There was almost unanimous support for the greening of the street by incorporating trees and other green elements on the street. One respondent highlighted the potential for a nature trail linking Byres Road to green spaces nearby including the Botanic Gardens and Kelvingrove Park. Many respondents identified a proliferation of commercial bins and collections as having a detrimental impact on the appearance of the street. Improved collection of rubbish to reduce impact of service vehicles and bins being left on the street was encouraged. A named contact at the City Council would be a good idea for reporting any problems or issues - a sort of Area Manager who would know how to progress remedial action. Comment: The Byres Road and the Lanes Business Improvement District team are leading efforts to better coordinate the collection of commercial waste so that businesses save money and the collection is carried out more efficiently. Priority Theme 3 - Reduce the Dominance of the Car and Improve Accessibility of the Street Many respondents welcomed an approach aimed at reducing the volume of traffic. Respondents identified concerns with air quality and pollution that impact negatively on the pedestrian experience. Some identified the impact of changes to car parking and vehicular movement on Byres Road as likely to have a negative impact on neighbouring residential streets. One respondent identified the development of electric car charging points as beneficial. Comment: The implementation of the Dowanhill Controlled Parking Zone should improve the situation for residents parking by freeing up spaces that were previously occupied by those from outside the area. One respondent identified the junction at University Avenue as being particularly problematic in terms of restricting pedestrian movement. The potential for segregated cycle lanes generated many positive comments about this encouraging people to cycle more often as it would be safer to do so and conflict with cars and pedestrians would be minimised. Some respondents highlighted that safe segregated cycle infrastructure should be a priority before investing further in cycle hire. An alternative view was expressed by some that segregated cycle lanes would negatively impact on vehicular movement and result in a reduction of on-street parking which would have a detrimental impact on accessibility for people visiting the area. There appears to be overwhelming support for the extension of subway operating hours particularly on Sunday’s. Comment: The operator of the subway, SPT has indicated that the subway opening hours are likely to be extended following modernisation works. Priority Theme 4 - Support Commercial and Cultural Vitality The cost of commercial rents and rates was considered to problematic for new businesses. Respondent would like to see independent businesses supported through rates relief.

- 29 - Consider the community budgeting process to support local ownership/adoption of spaces and part of streets. Respondents were keen to see the benefits of the Business Improvement District. Comment: Non domestic rates are set by the Scottish Government and therefore local authorities cannot alter the amounts charged. The Byres Road and Lanes Business Improvement District have been working to support commercial vitality by increasing footfall and seeking to reduce the overheads for businesses. One respondent identified neighbouring areas and visitor attractions in the immediate vicinity as being closely connected to Byres Road and should therefore be considered as a whole. This could include coordinated online marketing and promotions. Another respondent suggested a shuttle bus linking Byres Road with neighbouring attractions.

- 30 - Appendix 1 - Amendments to the Report Highlight the historic character of Byres Road and its designation within Glasgow West Conservation Area within the introduction (page 5). Amend reference to concentration of houses in multiple occupation (HMO’s) within Hillhead to reflect the higher concentration of HMO’s in the wider area (page 15). Highlight the importance of key junctions at Partick Cross and Great Western Road within the full re- design of the street (page 37). Update to explain the progress made in relation to the Vinicombe Street Civic Space (page 40). Updated to reflect desire for small scale temporary environmental improvements at the Ashton Road Civic Space (page 40). Highlight the importance of the Church Street Triangle site and Torness Street for movement between Kelvinhall Subway Station, Byres Road and the redeveloped western infirmary site (page 41). Updated to reflect the desire for the car park to be used for events at weekends prior to it being fully redeveloped (page 41). Updated to refer to the involvement of Community Councils (page 57).

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OC T O B E R 2 0 1 6

Executive Director Richard Brown

Development & Regeneration Services Glasgow City Council 1 231 George street Glasgow G1 1RX

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CONTENTS

1 INTRODUCTION Page 4

2 POLICY CONTEXT Page 8

3 THE STREET CONTEXT Page 14

4 S UMMARY OF CONSULTATION Page 24

5 RECOMMENDATIONS Page 36

Executive Director Richard Brown

Development & Regeneration Services Glasgow City Council 231 George street Glasgow G1 1RX

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INTRODUCTION

‘Why are town centres so important that they deserve such special treatment? … they are places of creativity and enterprise … town centres allow us to share resources and services … these long established places are our true eco-towns, resources whose health is critical to our sustainable future.’ Community and Enterprise in Scotland’s Town Centres 2013

This Placemaking Report for Byres Road has commissioned by the Council and Byres WHY PREPARE A PLACEMAKING been prepared by the City Council in partnership Road Traders Association that explored the REPORT? with the local community, as represented mainly commercial issues affecting the street, and through the Byres Road Improvement Group. It the Byres Road Business Improvement District The importance of Byres Road cannot be is largely the product of Placemaking workshops (BID) Business Plan 2015-2020. overstated. As the vibrant central spine of the that were carried out in the summer of 2012, West End, it is a dynamic and multifunctional where local residents, businesses, visitors and This placemaking report will complement the BID place – where people live, work and socialise agencies came together to set the vision for Business Plan by addressing the environmental – a focus for social interaction, accessing how the street should look, feel and function in and place-quality issues that contribute to the services as well as economic trade and so vital future. street’s success. It will highlight actions that can for the health and well-being of the surrounding be taken forward by the Council, the BID and community. This report is also informed by the ‘Vitality the local resident community in partnership with Byres Road is also of City-wide importance and Viability Report’, (2014), by EKOS, jointly other agencies. and the central part of the Partick/Byres Road 4

- 36 - restaurants and cinema which serves local While the BID has been established to address residents and attracts visitors both during the the former, this placemaking strategy seeks day and in the evening and encourages them to to address the latter by providing a strategy stay longer. The street is a gateway to some of for investment in the improvement of the the City’s key cultural assets – such as Botanic street’s design and public realm quality. The Gardens, Kelvingrove Art Gallery and Museum, aim is to address the constraints which the Kelvinhall, Huntarian and Riverside Museum – poor quality of the public realm and existing not to mention the University of Glasgow; all of street design currently place on pedestrian which attract international visitors. The historic movement, cycleability, social interaction and character of Byres Road reflects its location commercial opportunities, in order to ensure an within the Victorian heart of the West End with economically successful, liveable, healthy and the area north of University Avenue designated environmentally sustainable town centre. as part of Glasgow West Conservation Area. This diversity has a significant impact on the character and feel of the area, as well as on the local economy.

However, in recent years Byres Road has suffered from both economic stresses – such as the impact of the recession, out of centre and online retail competition – and the physical deterioration of its public environment, which negatively impacts on its appeal, attractiveness and user-friendliness. Previous placemaking Town Centre. City Plan 2 (2009) identifies Byres activity within the Town Centre has included Road and its surrounding streets as distinct the upgrading of Mansfield Park by the Friends from the wider Partick/Byres Road Town Centre of Mansfield Park and the improvement of and also within the hierarchy of Town Centres pedestrian and cycle routes between Partick as it is seen as a visitor destination as well as Railway Station and Glasgow Harbour. It having an important retail function. It is a busy is considered that due to its significance, commercial and leisure street that, along with Byres Road should be the focus of current its network of back lanes, contains a diversity of placemaking activity within the Partick/Byres mainstream and specialist shops, cafes, bars, Road Town Centre. 5

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POLICY CONTEXT

‘…to achieve a social, bustling and sustainable Scotland we must put the health of our town centres at the heart of our decision-making processes.’ Malcolm Fraser, Chair of the Scottish Government’s External Advisory Group on town centres (from the Group’s report Community and Enterprise in Scotland’s Town Centres 2013)

SCOTTISH GOVERNMENT NATIONAL Advisory Group, their report Community and a sustainable, low carbon environment and POLICY AND GUIDANCE Enterprise in Scotland’s Town Centres 2013 realise locally agreed visions and plans.” highlights the contribution of town centres The Scottish Government’s response to the towards wealth creation, democratic rights Review, the Town Centre Action Plan was The importance of town centres and effective (regarding accessible services) the low carbon published in November 2013 and sets out placemaking has been emphasised in recent economy (as infrastructure centres) and in various actions to bring a focus on town centres years in government policy. satisfying an innate need for social interaction. as a call for action. Progress on the Town Centre The review recommended that planning Action Plan is set out in a snapshot report The Scottish Government commissioned a policy for town centres should be “simple and Town Centre Action Plan – One Year On National Review of Town Centres in 2013 with proactive, encouraging public, private and social (2014). The plan aims to foster local visioning, Nicola Sturgeon (when formerly Deputy First enterprises to be creative in how they create while setting the right conditions to enable Minister) stating the need “to take every measure and retain jobs, support the local community, change to happen. The plan is reinforced by possible to ensure our town centres are vibrant support town centre living, contribute to creating the Scottish Government’s agreement with places,”. Carried out by an independent External 8

- 40 - Designing Streets, the policy statement that puts street design at the centre of placemaking. The SPP defines planning’s purpose as being “to create better places” and all three put design-led placemaking at the heart of the built environment policy agenda. They all define the six qualities of place as “distinctive, safe and pleasant, easy to move around and beyond, welcoming, adaptable and resource efficient.”

Designing Streets makes an important distinction between ‘roads and streets’, the latter being used to define those thoroughfares within urban and rural built settings. Roads have a main function of facilitating the movement of motor traffic, whereas streets have important public realm function beyond the facilitation of movement and “are typically lined with buildings and public spaces and, whilst facilitation of movement is still a key function, they normally COSLA of the Town Centre First Principle, As recommended by the Review and Creating support a range of social, leisure, retail and which is a commitment to consider the health of Places, the Scottish Government have commercial functions.” Additionally, Designing town centres and take account of the medium published a Town Centres Toolkit (2015) Streets highlights that “Streets have to fulfil a to longer term impacts of any investment which is a masterplan toolkit specific to town complex variety of functions in order to meet decisions that are being taken. At local level, centres, that includes placemaking guidance people’s needs as places in which to live, to the action plan promotes a raft of measures for communities and organisations on how they work and to move around. Their design requires designed to support enterprising communities can make their town centre more attractive, a thoughtful approach that balances potential and vibrant local economies whilst at the same active and accessible. conflicts between different users and objectives.” time underpinning the tenets of the Scottish Designing Streets marks a pedestrian-friendly Government’s Economic Strategy, boosting Scottish Planning Policy (SPP) (2014) sets culture shift in policy from one that was roads economic growth, increasing competitiveness out national planning policy and sits alongside and traffic focussed to a one that defines streets and tackling inequality. Creating Places, the policy statement on the as places and is people focussed. importance of architecture and place, and

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neighbourhood as well as a day and night time leisure destination as encouraged by its quality and range of shops, cafes, restaunrants and bars. The Plan requires future proposals to complement these unique qualities and integrate with the existing centre. The northern half of Byres Road is designated as a Principle Retail Area and Policy SC 10 states that within this area non-Class 1 retail uses should constitute no more than 20% of ground floor units, in order to protect the retailing function of the centre.

GLASGOW CITY DEVELOPMENT PLAN

The Glasgow City Development Plan due for adoption in 2016 strongly emphasises a placemaking design-led approach to new development and establishes a Place-making GLASGOW & CLYDE VALLEY GLASGOW’S CITY PLAN 2 (2009) Principle as one of two overarching policies STRATEGIC DEVELOPMENT PLAN for the plan. The other over-arching policy is (2012) City Plan 2 is the current ‘adopted’ development the Sustainable Spatial Strategy which aims plan for the city. Its Development Policy to create a ‘compact city’ form which supports Principle (DEV 4) on ‘Town Centres’ states sustainable development; ensure that the City Glasgow & Clyde Valley Strategic Development that “In considering proposed developments, is well-positioned to meet the challenges of a Plan Strategy Support Measure 1: Network of the Council will give priority to improving the changing climate and economy, and to build a Strategic Centres designates Byres Road as a environmental quality, vitality and viability and resilient physical and social environment which strategic centre and requires a diverse range of residential amenity of these areas.” Partick / helps attract and retain investment and promote services to maintain its function as a strategic Byres Road is categorised as a Tier 2: Major an improved quality of life. Placemaking centre. Town Centre within the hierarchy of Town Supplementary Guidance will promote a Centres. It is also recognised as ‘unique’ within design led approach where understanding the city, due to it being within a University of the existing context and the environment

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- 42 - as well as consideration of opportunities and aspirations will inform how places are expected to develop. The strategy reflects this approach by evidencing engagement with the community and anaiysis of the current context before investigating and identifying a range of strategic and specific, positive placemaking opportunities. Supplementary Guidance to the Plan will be prepared covering the City’s Network of Centres and will advise on the approach to retail and non-retail mix of uses within the Partick/Byres Road town centre and Byres Road Principle Retail Area.

GLASGOW CITY COUNCIL’S RESILIENCE STRATEGY

Glasgow is a member of the Rockefeller Foundation’s 100 Resilient Cities (100RC) Network and is in the process of preparing a Resilience Strategy that will explore how the city can proactively manage future challenges, such as environmental effects of climate change, and the ability of its urban infrastructure to adapt to cope with these challenges amidst a growing population. Consultation took place on the Resilient Glasgow Conversation Document in 2015, to inform preparation of the draft strategy.

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THE STREET CONTEXT

A DISTINCTIVE TOWN CENTRE

Byers Road is a dynamic and multifunctional town centre with a catchment population of around 45,000 local residents according to the ‘Vitality and Viability Report’ carried out by EKOS in 2014. The social interaction, access to services and economic trade taking place on Byres Road is vital to the health and well- being of these surrounding communities. The street is also of City-wide importance due to the economic activity it generates through the shops, cafes, bars and restaurants on the street and its role as a gateway to some of the City’s key cultural assets for visitors.

From the Botanic Gardens to University Avenue, the street is designated as part of Glasgow West Conservation Area, a designation that reflects the historic layout of the streets and buildings that connect Byres Road with the surrounding neighbourhoods of Hillhead and Dowanhill. The distinctive street hierarchy around this part of Byres Road incorporates the historic high street with ground floor retail and commercial activity, the adjoining cobbled lanes which are the location of cafes, bars, restaurants and a cinema that make a significant contribution 14

- 46 - to the vibrancy of the night time economy, residential streets formed by the tenement blocks and avenues that form crosses where they meet Byres Road. The combination of connected places with a contrasting character adds to the areas distinctive appeal. To the east, Hillhead is formed from a gridded street pattern of Victorian tenements and terraces interrupted by greenspace and trees. There is a particularly high concentration of houses in multiple occupation within thie area around Byres Road reflecting its proximity to the University of Glasgow and the large student population. Vinicombe Street has a distinct character from other residential streets as there is no vehicular access onto Byres Road and it contains cafés and bars alongside two important Category ‘A’ Listed buildings close to Byres Road – the former Hillhead Picture Salon (now in use as a bar/restaurant) and the former Botanic Gardens Garage. The visual and physical connections to Byres Road are substantially obscured by a concentration of poorly located and out-dated street furniture and parked vehicles. This, combined with poor paving and incomplete cobble stones makes the street look neglected, unattractive and under-used.

The entrance to Ashton Lane to the south of Hillhead Subway Station on Byres Road is particularly unattractive with black walls that can at times feel quite threatening. 15

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The layout and appearance of an existing people waiting for the pedestrian crossing, is tree lined streets, spacious private and car park and electricity substation located at currently cluttered with a variety of mismatched communal gardens that contribute to the leafy the corner of University Avenue is visually signage. An unattractive boundary wall in front green feel of the West End. and functionally problematic, offering little to of a line of cars doubles as an informal seating the pedestrian experience or enjoyment of area for people stopping to chat or enjoy the To the south of University Avenue the street the street, nor to the setting of the attractive sunshine. The space is constrained by a high combines the tenement form of neighbouring Category ‘B’ Listed Ashton Road terrace. This voltage electricity substation in the centre, with Partick to the west with buildings associated space occupies a prominent location at the drab brick blank walls that are lined with bins with the University of Glasgow and the former central arrival point to Byres Road from the that present a poor arrival image to Byres Road. Western Infirmary to the east. The ground floor east and west. The site is also a gateway to retail and commercial units are characterised the University Campus and adjoins a major To the west, in Dowanhill, the influence of by smaller floor plates than those to the north intersection and crossing point on the street the landscape is strong with the urban form of University Avenue with a greater number of for all modes of transport; mainly pedestrians, of tenements and terraces exploiting the local convenience shops and estate agents. cyclists, buses, cars and taxis. The pavement, topography of the area; following the curves of Occupying a prominent gushet site to the especially at the corner which get busy with the hill at Crown Terrace. The area incorporates southern end of Byres Road, the Church Street

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- 48 - triangle is a prominent site that has a significant impact on the character of this part of Byres Road. The former school building (currently occupied by the City Council’s Social Work Services), swimming baths and other structures on the site are Category ‘C’ Listed, however the condition of the vacant swimming baths detracts from the attractiveness of neighbouring streets. Trees line the northern gushet part of the site, providing green relief, however, the gushet frontage is currently cluttered by guardrail and phone boxes.

To the south-east, centred on the length of Argyle Street, are the communities of Finnieston and Yorkhill which are experiencing an economic and cultural revival as they continue to benefit from the vibrancy brought by a growing population and the opening of the SSE Hydro.

A CONNECTED TOWN CENTRE

Byres Road is well connected by public transport, with the Subway providing direct access to Hillhead and Kelvinhall stations from the City Centre and from other areas of the West End and from south of the River Clyde. Partick Railway Station is located nearby and provides direct access to Byres Road from destinations across West and Central Scotland. Recent station upgrades have enhanced the passenger experience. Regular and well used bus services

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restaurants. The highly permeable network of attractive streets and lanes allows easy access to Byres Road from the adjacent residential communities of Hyndland, Partick, Dowanhill and Hillhead. This is reflected in the ‘Vitality and Vibrancy Report’ which states that 44% of those surveyed travelled to Byres Road on foot.

To the south of Partick Cross, student residential development and the accompanying activity has the potential to add to the vibrancy of the southern section of Byres Road. These developments and potential large scale mixed use development at Glasgow Harbour are likely to contribute to increased north-south pedestrian and vehicular traffic along Byres Road.

AN ADAPTABLE TOWN CENTRE mainly use the east-west routes of Dumbarton present, cycling is not easy on Byres Road as Road, University Avenue and Great Western there are no designated cycle lanes and the The ‘Vibrancy and Vitality’ Report found that Road that pass through Byres Road. high levels of vehicular traffic make cycling a increasingly difficult trading conditions for retail less pleasant experience. This is reflected in the businesses has led to a decline in the number ‘Vitality and Vibrancy Report’ which states that Cycling has the potential to become a popular of independent retailers operating on Byres only 2% of those surveyed travelled to Byres mode of travel for those travelling to Byres Road Road and that this is affecting the distinctive Road by bike. There is also a lack of dedicated and this has been aided by the opening of the character of the street. This is reflected in cycle lanes connecting to and across the area. cycle hire locations on University Avenue and concerns from local businesses that high rent at the Botanic Gardens. The University Avenue and rates is displacing activity from Byres Road While Byres Road is the main commercial focal location is the 3rd most used in the city. The into surrounding areas that are deemed more point, the West End is a composition of the street grid enables cyclists to avoid congested affordable. The report states that areas such residential communities that surround it; each routes by using the quiet residential streets that as Kelvinbridge and Finnieston, with its rapidly with their own distinct character and individual run parallel to main thoroughfares. However at evolving range of bars and restaurants, and heart, with local shops, cafes, bars and recent trend towards small ‘quirky’ and vintage

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- 50 - shops is having an impact on the vibrancy and vitality of Byres Road. The street still has a good diversity of independent traders, although there are local concerns over the increasing proportion of chain shops and charity shops.

Alongside the competition from local areas, changing consumer behaviour is resulting in retail expenditure shifting to out of town centres and online. Over a ten year period there has been a gradual decline in the number of Class 1 retail units, from 57% to 49%. As a result the non-Class 1 uses in the Principle Retail Area of Byres Road comprises some 35.9% of all units, not 20% as targeted within City Plan 2. Since 2002 the percentage of non-Class 1 units has been at or over 30% reflecting an increase in the number of units occupied by Class 3 food and drink uses. The shift from Class 1 retail use to Class 3 food and drink uses has ensured that levels of vacancy on Byres Road have remained relatively healthy despite a dip due to the recession in 2008.

Byres Road and Lanes Business Improvement District has been established with a remit to improve the trading environment and address issues impacting on businesses operating on Byres Road. They aim is to increase customer footfall, customer linger time, customer spend and customer retention. The University of Glasgow’s main campus adjoins Byres Road and a large number of

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students and staff live in the locale, which has relationship between the University campus and contributed to the ‘bohemian’ character of the Byres Road and its West End locale; with the area over the years. Working closely with the City success of each being influenced to a degree Council, The University of Glasgow prepared a by the success of the other. The Framework Campus Development Framework (June 2014) envisages strengthening this relationship and to guide the future development and expansion integrating new development and public realm of its campus, which now includes their recently improvements with Byres Road, including acquired site of the former Western Infirmary at considering the role of Church Street Triangle the southern end of Byres Road. The closure of and Ashton Road car park as ‘gateway’ sites the Western Infirmary is identified in the ‘Vitality to the campus and Byres Road. The University and Viability Report’ as likely to have an impact are currently embarking on a masterplan for the on footfall and revenue generation therefore the Campus – with particular focus on the former re-development of the site has the potential to Infirmary site - that will take the established mitigate this impact. The Campus Development principles of the Framework forward. Framework recognises the symbiotic 20

- 52 - The Five Streets Placemaking Report from 2012 identified that the climate change challenges for Byres Road are similar to those across the city. Climate models predict that Glasgow will experience warmer wetter winters and warmer drier summers but with an increased risk of intense rainfall in summer storms. The flash flooding risks attached to such rainfall have been witnessed elsewhere in the city with drain and sewer systems being overwhelmed by the volume and speed of water – resulting in flash floods. Byres Road’s layout and strong café culture offer opportunities for street trees and functional rain gardens which enhance the quality and usability of the public realm as well as managing flood risk and reducing air pollution.

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SUMMARY OF PLACEMAKING WORKSHOPS CONSULTATION In July 2012, two local stakeholder Community Placemaking workshops were held in Hillhead Library, facilitated by the City Council’s Planning Service and Greenspace Scotland. The workshops were well attended and comprised “The biggest single asset of any town good representation from local residents, centre is the energy of its people…. businesses, community groups, including Local residents, businesses and community councils and elected City Council Council working together can make their Members, council officers and agencies as well town centre a busier and better place.” as a range of age groups from young to older. Scottish Government’s Town Centres Toolkit (2015) The workshops asked the questions:

- What is best about Byres Road? - What would you like to be able do here? - How would you like to see the street improved?

The aim of the workshops was to explore the good and bad aspects of Byres Road from various perspectives and agree a collective vision for how it should be improved in future.

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- 56 - SUMMARY OF ISSUES

IDENTITY & CHARACTER

Byres Road has a strong identity which attracts visitors and also plays a major part in people’s decision to live in the area. All participants reacted positively to the feel of the area using terms like ‘vibrant’, ‘buzz’, ‘unique’, ‘eclectic’ and ‘quirky’. They also commented on the ‘feeling of being a village’ and the sense of community. The fact that Byres Road is a residential area as well as a key shopping street and a major leisure destination was considered part of the area’s attraction.

This feeling of being different (even slightly unusual) is a major feature of Byres Road and APPEARANCE sites for adding colour through artwork. makes it distinct from other parts of the city. The Vacant shop units - empty units have independent shops, cultural offer, population negative impact on appeal of the street. mix and distinctive character and charm of the The most negative comments related to Steps need to be taken both to encourage surrounding west end all contribute towards the appearance of the street. Participants use of these premises and to improve the this. It is important, therefore, that any work highlighted a number of factors which made the appearance of those units which remain empty. undertaken to improve the quality of Byres area less attractive and which combine to give Road is not at the expense of the ‘special’ feel an impression of neglect and lack of pride. Shopfront design - The design of existing of the area and reinforces its unique qualities. shopfronts is a matter of concern locally. Future action on Byres Road must bear in mind Lack of colour - the street is dominated by Originally, the shops in each block would have that quality of finish is not the same as quality tarmac, concrete and stone and there is little to had a unified frontage with common heights of of place – placemaking is about building on the relieve this impact. Opportunities to introduce fascia signage and stallrisers. Over time, this positive nature and identity of the area. greenery and art were suggested for the length of Byres Road ‘to soften the street’ and unity of design and proportion has been broken unused shop units were identified as potential by premises using different frontage designs

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(often in response to corporate design guidance from chains or franchise providers). This has led to a fragmented and unattractive appearance to many of the shopfronts in the tenement blocks.

Paving - the poor condition of the existing surfaces results in the unattractive streetscape. The poor quality and condition of the paving certainly does not reflect the status of Byres Road as one of Glasgow’s most important streets. Litter, chewing gum and the poor condition of street furniture exacerbates the unattractiveness of the pavement.

Street clutter – redundant street furniture including poles, signage (in various styles), bus shelters, advertising hoardings, phones boxes, bins, guardrails etc – has a considerably negative impact visually and functionally, as this can hinder ease of movement (some referred the junctions with side streets adjoining streets Eyesores - the negative visual impact of the to the pavement as being a pedestrian slalom and lane entrances. These, along with bags following particular sites was highlighted: of clutter). In many places, there is scope for stacked next to bins, are highly unattractive rationalisation of street furniture including (visually and in terms of odour) and negatively The former Church Street School and Swimming signage (pole sharing) and removal of damaged impact on the quality of pedestrian/shopper Baths site -This prominent site in the southern end street furniture. There are also examples at experience. of Byres Road and does not contribute positively several of the road junctions where street to the street, either visually or functionally. furniture – particularly the advertising ‘carousels’ Signage - on buildings and within the street is The site is contained by its boundary wall and are seen by some respondents as being poorly often of poor quality and frequently confuses trees (to the northern end) and the long-time located and block key views into surrounding rather than informing. In some places, signs derelict condition of the former baths building areas. duplicate each other and there is little or no (to the south) portrays a feeling of neglect. consistency in design or location of signage. Bins - Large commercial bins have astrong Signage currently contributes to clutter. Ashton Rd/ University Avenue car park and presence on Byres Road and often dominate electricity substation - The current layout and

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- 58 - appearance of the car park and electricity substation building at this key arrival point on Byres Road is poor. It is a car dominated space with prominently sited recycling bins that cannot be used or enjoyed by people, who are pushed to the boundary wall edge to sit.Entrance to Ashton Lane from Great George Street – This stretch along the frontage of the car park and rear of Iceland is dominated by bins, litter and kerb parked vehicles, which have a negative visual impact on the entrance to Ashton Lane for car park users, arriving in the West End.

Blank walls – Participants highlighted a number of ‘unattractive’ or ‘drab’ or ‘dark and depressing’ blank walls along the length of Byres Road that affect feelings of safety and usage as well as the attractiveness of the area. Such locations that could be invigorated, brightened and improved are:

• Ashton Lane from Byres Road • Grovenor Lane • Dowanside Lane • University Place • Ashton Road substation • Vinicombe Street substation

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Lighting - Participants identified the example of a building specific lighting solution – potential to improve lighting in Byres Road: could something similar be done for the library and other buildings and to deal with blank walls? To improve the feeling of safety – particularly at entrances to the Lanes and around University For seasonal and events lighting – participants Place and the partially neglected Church Street wished to see Christmas lighting introduced and triangle site. Some residents felt less safe in lighting to mark events and festivals. these areas at night To reduce energy use - by switching to LED To improve the general appearance of the street lighting and low energy measures. and highlight assets- architectural and artistic lighting could be used to enhance buildings and key spaces along the length of Byres Road. The ‘halo’ on the Oran Mor was cited as a good

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- 60 - ACCESSIBILITY, MOVEMENT & CONNECTIONS

Accessible public space/ somewhere to sit – Participants felt strongly about the need for public space to address the ‘lack of somewhere to sit’ on Byres Road - to rest (especially for the less mobile), meet friends, relax and ‘watch the world go by’ and to enhance the social experience of the street. Currently, the only places to sit are private cafes or incidental spots such as the boundary wall to Ashton Road car park. Some highlighted that sitting out would be more comfortable with a buffer between seating areas and the road, with a number of participants indicating that people spaces should be created by reducing car parking spaces.

Barriers to pedestrian movement – there is a need to address and remove street clutter to free up space on the street and make it easier to move around. This includes the siting of large bus shelters, which in some areas create ‘pinch points’ on the street making it difficult to pass, especially with prams, buggys and mobility aids. Pedestrian barriers/guardrails also inhibit movement at main ‘gateway’ junctions, such as Byres Road / Great Western Road (between the Botanics and the Oran Mor), where the barriers make crossing the road difficult. Wherever possible, barriers should be removed – where they are still deemed to be necessary, they should be well-designed and attractive (the 29

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contrast between the ‘good’ and ‘bad’ barriers at Great Western Road/Queen Margaret Drive/ Byres Road is particularly noticeable) and properly located.

Lack of Cycling Infrastructure - cycling was not considered to be easy or pleasant on Byres Road, due to the lack of designated cycle lanes and volume of traffic. Steps should be taken to make cycling safer and a more attractive travel option. It was noted as important to ensure that any actions taken to improve the pedestrian experience do not add problems for cyclists (this criticism has been levelled at some of the recent road and street improvements in London). Cycle parking was welcome, however, some facilities are poorly located (e.g. on pavements in areas which could be better used as public spaces or not close to main areas of activity). It was highlighted that elsewhere in the UK that this balance needs to be redressed and for people crossing the street, almost like an and Europe, cycle parking facilities have been that widening pavements - and narrowing the informal shared surface. However, there are located on the road - a number of participants road - where possible would benefit pedestrian both air and place-quality implications from suggested converting parking spaces into cycle movement and influence driver perception and congestion, traffic waiting at lights and idling lanes. behaviour, to create a more ‘people friendly’ vehicles. A potential traffic light sequencing street. Temporary interventions and ‘low key issue was raised at main junctions such as Traffic dominance – the dominance of cars high impact’ measures should be considered to University Avenue/Highburgh Road. The impact and other vehicles was considered to have the trial street reclamation without major physical of different light sequencing or of removing lights greatest impact on the appearance and feel of change to the road itself – this was noted as (e.g. using zebra crossings) should be explored. the street; with pedestrians being constrained at successful in several North American cities, e.g. the edges of the street and the rest of the space New York and Toronto. Poor visual connections – between Byres being taken up by cars, lorries and buses. Road and its neighbouring lanes and residential The considerable amount of on-street parking Slow traffic movement – is, on one hand, streets should be addressed. Junctions and adds to this traffic dominance. Participants felt considered a benefit as the slow speeds allow lane entrances present the opportunity for

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- 62 - prioritised street interventions that maximise Signage - which should make the area easier visual linkages, e.g. remove clutter to open to navigate but is currently seen by many as up views to side streets and onto Byres poorly designed and often confusing. This is, Road, create green links and provide seating. in part, due to the clutter caused by multiple signs in various styles and often poorly located. Green links –there is an opportunityto create a Surprisingly, many of the obvious visitor series of spaces and street greening on Byres attractions, including the lanes, are poorly signed Road that connects the Botanic Gardens down from the street and difficult for visitors to locate. to the University and Kelvingrove Park, which will aslo improve links with the River Kelvin wildlife Public transport – Byres Road is well served corridor. Street level interventions, whether for by public transport, with the Subway stations climate change or for aesthetics, should be at Hillhead and Kelvinhall, which link the area designed in such a way as to maximise green to the city centre and surrounds, being a key network connections. asset for the locale. However, the hours of operation (up until 11pm Mon-Sat an earlier on

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Sundays) was considered limited and there was on the street. A need was noted for more a feeling it should be extended. The poor quality information on what’s happening locally. of access connection to Kelvinhall station was highlighted and should be addressed. The USES street is also well served by buses, although the location and siting of bus stops was the Commercial future – support was expressed for subject od discussion. Taxi provision was the current retail and café culture / leisure offer, considered good – and an important service however, there was concern over the increase in for night time – but the location of ranks the proportions of chains, food providers, charity and idling of vehicles could be re-assessed. shops and vacancies. Opinion was split on the ‘Waitrose effect’, with some valuing a high end ‘Sociability’ - The external environment of food retail offer and others feeling it had raised Byres Road scored particularly poorly for rentals and squeezed independants (e.g. Roots sociability. Participants highlighted the lack of and Fruits) out. Improving the diversity of the opportunities to meet with people other than in commercial offer is considered important, as cafes, with few places for people to linger on well as new formats, such as street markets. street; those places which could lend themselves to people congregating are poorly maintained, Retain diversity and identity – participants unattractive and/or dominated by street clutter expressed concern regarding the erosion of or parking. Areas such as the entrance to the niche ‘independents’ retail offer, who have the library, the end of Vinicombe Street and struggled in the recession and also other costs many of the road junctions/corners where wide including rents and rates nd rentals on the street. pavements should offer opportunities to step They are a key part of the attraction of Byres out of the flow of people along the main street Road and efforts should be made to support should be improved. them. A strategy for local business development was considered essential and the setting up of Participation – low levels of community activity the Byres Road Traders Association was viewed in the street was highlighted - little involvement as a positive step towards this. in the management of any areas and few organised events. The return of the West Events – support was expressed for the West End Festival Parade in 2015 to Byres Road End Festival including holding the parade in the generated activity that is seen as positive by street, as well as other cultural offerings, such many who wish to see programmed activities as ‘a play a pie and a pint’ at Oran Mor and

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- 64 - Botanics outdoor theatre and arts events. There felt that a ‘shop local’ campaign and loyalty was a desire for more events in the street; schemes could be encouraged to support the markets, performances, community events and use of local shops. seasonal, e.g. Christmas. Key spaces to utilise include; the Lanes, Ashton Road car park, Improve active travel and public transport Vinicombe Street, University Place, front of - the street needs to be part of a good and former school on Church Street. Programming well-connected network of walking and cycling the street/spaces with a calendar of events was routes, this lack of infrastructure needs to be considered important. addressed. There are opportunities to pilot an exemplar scheme linked to part of the ‘Universi- ty neighbourhood’. The early closing of the Sub- CLIMATE RESILIENCE AND way and the associated large influx of taxis to ENVIRONMENTAL PERFORMANCE the area was identified during consultation.

Greening the street and lanes – was considered important, both visually and to manage water, by addressing flash flooding by slowing water run-off. There was considerable support for trees and rain-gardens, green roofs and green walls, the latter also having a benefit for greater thermal efficiency of buildings.

Air quality – was highlighted as a big issue on Byres Rd with the street identified as a priority for reducing pollutants. High volumes of traffic, traffic congestions from waiting at lights and taxi idling were seen as key contributors to high concentrations of pollutants.

Shop local - maintaining an accessible, appropriate, vibrant and diverse mix of shopping and leisure options will reduce the need for people to drive to other facilities. Participants

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recommendations cited by Living Streets in their publication ‘The • improve ‘cycle-ability’, Pedestrian Pound’ suggests that “making places • reduce traffic dominance, better for walking can boost footfall and trading • retain distinctive character and identity, by up to 40%.” • celebrate heritage and architectural assets, • ensure diverse range of shops, services and Thus, the Overall Objective of this plan is to - leisure offers, rejuvenate the quality of Byres Road streetscape • enable a culturally rich calendar (events, ‘Our perception of a town centre is largely and public realm to create a people-focussed galleries etc.), shaped by its physical environment. place that enhances the pedestrian experience, • improve environmental performance and Town centres must have attractive promotes social interaction and dwell time, involve local people in place management. streets and public spaces where it is enhances the economic vibrancy of shops and services and improves its cycle-friendliness and pleasant to walk around and spend It groups suggested place-making interventions environmental performance. time, otherwise people will choose to into four emerging priority themes: go elsewhere.’ Scottish Government’s Town centres Toolkit (2015) The holistic nature of Byres Road is its strength - as a place to live, work, visit and enjoy for • Create New Civic Spaces a variety of reasons. However, balancing • Enhance Pedestrian Experience, Street the often competing demands of this multi- Aesthetic and Climate Resilience functionality can be difficult (e.g. maintaining This section outlines the recommendations for diversity of uses, balancing residential • Reduce the Dominance of the Car and investment in the improvement of Byres Road’s amenity and night-time commercial activity, Improve Accessibility of the Street street’s design and public realm quality. successfully accommodating pedestrians, • Support Commercial and Cultural Vitality cyclists and vehicles). The planning, design There is a strong qualitative case for investment and management of the street and its spaces The table of actions associated with each theme in urban public realm improvements; they can should seek to reduce these conflicts, to create specifies a financial resource where applicable encourage walking and cycling, improve health a simplified and equitable people-friendly place. or already identified, with further work to be done outcomes, reduce traffic congestion, benefit to estimate cost ranges as actions are explored. the environment, facilitate social encounters, The plan responds to the key placemaking Delivery partners have not been specified as it enhance social cohesion and assist local issues identified during the workshops: is anticipated that the key stakeholder partners; economies. There is also a strong quantitative the City Council, BID, Byres Road Improvement case for such improvement, as a place that • the need to green the street, Group along with local traders and residents attracts and holds people (thus increasing • create new civic spaces, will all have an input to delivery of most footfall) will benefit local businesses. Research • ensure pedestrian priority, actions working in partnership. Lead partners 36

- 68 - to progress specific actions should be agreed - which may include organisations such as the university or SPT - along with other parties who need to be involved.

Firstly, however, the plan includes two principle recommendations; the first looks at implementing a full transformational re-design of the street, should financial resources be secured, and the second relating to a creation of a delivery partnership.

RECOMMENDATION 1 - COMMISSION AND IMPLEMENT A FULL STREET RE-DESIGN

The placemaking workshops highlighted the need to look at the street as a whole and undertake a unified design for the entire street – while also addressing specific issues (e.g. clutter, or lighting or cycle infrastructure) - in order to allow fully integrated solution. Consultation responses identified the importance of ensuring key junctions at Partick Cross to the south and Great Western Road to the north are considered within the scope of the full street re-design. The approach to its improvement cannot be thought about in a transport engineering dominated way. It needs to balance the issues of traffic capacity and movement with the economic and social place functions of the street in a way that benefits all.

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Due to the physically constrained environment on Byres Road it will be a challenge to fulfil the aspirations of different stakeholders. Designing Streets highlights that “Streets have to fulfil a complex variety of functions in order to meet people’s needs as places in which to live, to work and to move around. Their design requires a thoughtful approach that balances potential conflicts between different users and objectives.

RECOMMENDATION 2 - ESTABLISH A ‘STRATEGIC STAKEHOLDER PARTNERSHIP’ TO PROGRESS DELIVERY ON THE GROUND

It was considered that a delivery partnership mechanism needs to be in place to bring together various stakeholders in order to agree, coordinate, oversee and drive delivery on the The approach to street design in Scotland allows new approaches to be tested prior to a ground. This should include representatives from is beginning to reflect the Designing Streets full design being implemented. the City Council, the Byres Road Improvement guidance that identifies streets as people Group, BID, Glasgow University and key In Glasgow, the Sauchiehall Street ‘Avenue’ focused places. In Edinburgh, a yearlong trial agencies as appropriate, e.g. SPT, SUSTRANS, proposal is a Council led project to create more has recently been carried out on George Street A&DS. The local city council elected Councillors public space and alter traffic management along to reallocate space to pedestrian and cycle use and MSPs have shown considerable interest Sauchiehall Street from Charing Cross to Rose while ensuring vehicular movement and parking in the improvement of Byres Road and their Street. The re-designed street will prioritise is not adversely affected. George Street is ongoing involvement is considered important for pedestrian and cycle routes to create an comparable to Byres Road in that both streets creating and maintaining momentum. are important retail and leisure destinations integrated and connected network of safe and that also function as key routes for pedestrians, pleasant routes across the city centre which will cyclists, buses and other vehicular traffic. The be linked to the surrounding neighbourhoods. temporary approach utilised for George Street Currently in the design phase and due to be delivered in 2017. 38

- 70 - PRIORITY THEME 1 - CREATE NEW CIVIC SPACES

Great places enable people to meet and to spend time together both as individuals and as wider communities. In addition to the social and well-being benefits, the positive commercial implications of creating desirable public spaces and sitting areas noted as people would spend more time on the street and be attracted to the area. In Byres Road the creation of new civic spaces should be progressed through the following three areas:

• New Civic Spaces • Addressing Key Corners • Pavement Reclamation Enhancement

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Vinicombe Street harder urban landscape in this top part of Byres Ashton Road / University Avenue Road and adjoining streets, such as Cresswell Street. Vinicombe Street has the potential to be There is potential to redevelop the site to create transformed into a new civic space that an attractive central civic space in the street capitalises on its quiet situation just off Byres Vinicombe Street is adopted by the Council, that projects a positive image of the West End, Road and it’s existing, albeit currently spatially (and therefore in public control), and is freer provides a welcoming arrival to Byres Road and constrained, pavement café culture. The from development constraints than Ashton Road a suitable feature gateway to the University. The creation of a shared pedestrian-vehicle space or Church Street Triangle sites. This means it is site could be more open and interact with the would retain access to the lanes while allowing the logical first civic space to progress out of the street, allowing people to criss-cross through the space to become people focussed with three. Following intensive consultation with the the space and providing a social meeting point seating, events space and a wider range of local community physical alterations have been that relates to this busy junction. Consultation activities that uses the space more efficiently. made to form a civic space on Vinicombe Street responses identified a desire for small scale There is a desire to soften and ‘beautify’ the with car parking and street clutter having been temporary environmental interventions that street with greenery, such as tree planting or removed to form areas of seating and space for would allow the partial transformation of the rain gardens, as there is no ‘green relief’ in the future events. space prior to it being fully redeveloped. It has

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- 72 - the potential to incorporate green elements, to The northern part of the site could form a new go by. On George Street, another temporary soften the street and attenuate surface water civic square, with greenery, seating, events intervention, the Modular Urban Green run-off, with trees to provide shelter. There is space, possibly art and sculpture - a pocket combines seating, planting and cycle parking potential for tree planting on the edge to tie in park for Partick where people can meet, sit, which encourages activity on the street and to a future boulevard for University Avenue. relax, eat or watch the world go by. Consultation provides environmental benefits. The site could be a space that provides seating responses identified a desire for the car park to and a place to stop, linger and chat and events be used for events at weekends prior to it being space however, it could accommodate some fully redeveloped. In this scenario development ancillary development to bring activity. could be contained to the southern part of the site, with the refurbishment and redevelopment The University’s Campus Development of the former school building and former Framework showed Ashton Road car park baths building, possibly for employment and redeveloped in such a way to provide a community uses. The old school building should fitting high quality gateway to the campus. contain active ground floor uses that spill out on The redevelopment of the space should be the civic space, perhaps with tables and chairs, progressed in partnership with the University. to create activity. The poor condition of the former baths building requires to be investigated and action sought. Church Street Triangle

Addressing Key Corners and The site has potential to become a feature civic Pavement Reclamation/Enhancement space at the southern end of the sequence of spaces on Byres Road. The University’s proposed redevelopment of the western Parklets could be introduced to existing infirmary site and opening up of the Church parking bays and key street corners to provide Street frontage will create opportunities to align amenities such as seating, canopies, greenery routes and views from Partick to the University and cycle parking. These living spaces give Campus and Gilmorehill Tower. This space streets a cost-effective makeover and improve and Torness Street to the south will become the environment for pedestrians and cyclists. increasingly important for movement between Recent examples in Glasgow include a parklet Kelvinhall Subway Station, Byres Road and the installed on Sauchiehall Street which utilises an redeveloped western infirmary site. existing parking space to create a welcoming place for people to sit, relax and watch the world

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Recommendations Actions Cost (where applicable) Create new space at Byres Road/Vinicombe Street Establish concept design through public consultation TBC

Commission design work for new space, incorporating elements raised in consultation, e.g. trees, seating, events space

Progress designs to construction

Establish a management and maintenance regime that shared among partners - consider a ‘Friends of’ group

Programme the space with activities, produce calendar

Create new space at Byres Road/Ashton Road/University Determine potential to relocate car parking with City Parking Avenue TBC Determine parameters of improvement to sub-station with Scottish Power

Commission design work for the space, linking to the university’s CDF proposals - including establishment of concept design through public consultation

Progress designs to construction in partnership with the

Create new civic space at Church Street Triangle Explore development parameters with Historic Scotland, GCC and City Property

Review condition of former baths building and school buildings and determine feasibility for conversion/redevelopment

Commission design work for civic space to north of the site – including Circa £20K establishment of concept design through public consultation – tying in with the University’s masterplan for the former Western Infirmary

Progress designs to construction 42

- 74 - Recommendations Actions Cost (where applicable) Create new civic space at the following rejuvenated street Establish prioritised programme of corners to be progressed according to Circa £5-50K corners: deliverability and local consultation and starting with bottom end of Byres - Dalcross Street Road to ensure equitable spread. - Torness Street - Chancellor Street Progress design development via local consultation – Chancellor Street - White Street consultation complete. - University Place - Dowanside Road Progress designs to construction - Ruthven Street - Great George Street Establish a maintenance regime for the new spaces, shared among - Roxburgh Street partners, or consider a ‘Friends of’ group - Cresswell Street - Observatory Road

Provide more on-street pavement public seating/ Commission design and installation of Parklets at various locations on Circa £10-20K gathering/meeting space Byres Road

Produce Parklet development guidance, outlining design guidance and permit/consenting procedure for third party implementation

Create temporary spaces using low-cost high impact interventions to trial £1-15K and monitor usage and behaviour. Review potential locations on street (including removal of car parking spaces) for temporary space interventions

Monitor usage of space

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PRIORITY THEME 2 - ENHANCE PEDESTRIAN EXPERIENCE, STREET AESTHETIC & CLIMATE RESILIENCE

The need to de-clutter and simplify the street is key. Where street furniture and signage is deemed to be essential, thought needs to be given to its design and location. The approach to new paving and palette of materials should be simple and unified throughout the street. Improved lighting should address safety dark spots and improve the attractiveness of the street. Consideration should be given to introducing trees and ‘rain gardens’ to green and ‘soften’ the street. Places to sit should be introduced, both in new spaces and on-street, with ‘parklets’ being considered as a temporary measure to trial transforming a few parking spaces to people sitting spaces.

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- 76 - Recommendations Actions Cost (where applicable) De-clutter and simplify the streetscape to create more Undertake review/audit of all street clutter, identify opportunities for pedestrian space and aid pedestrian movement – e.g. simplification and removal removing and/or rationalising signage, street furniture, guardrails, phone boxes, redundant poles and other Rationalise existing signage, e.g. consider pole sharing, mounting on clutter buildings and removal of redundant poles and signs

Establish approach to telephone box provision for street, incorporating Wi- Circa £10 - Fi and identify suitable locations and/or alternative Wi-Fi infrastructure £15K per box

Remove / minimise use of pedestrian barriers/guardrails – and if required incorporate a decorative design Circa £130 per meter Develop coherent and unified palette of necessary street furniture to be used for the street, that adds to the street’s identity

Develop a local signage strategy, utilising simple coordinated materials

Create more pavement space by widening or extending Review on street parking provision pavements on to street Identify priority areas for widening, where most beneficial and achievable Circa £200/£250 per Consider low-key temporary widening interventions to test use/impact, e.g. meter parklets, spray paint & benches tbc

Consider how widening could be integrated with cycle infrastructure

Review location of bus shelters and consider opportunities for their relocation or replacement with alternative types of stop (e.g. canopy for shelter off building) that frees up space on-street

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Recommendations Actions Cost (where applicable) Improve street paving Determine prioritisation of maintenance

Consider priority locations where maximum benefit is gained, e.g. seating areas, corners, main gathering points

Ensure improvement projects, e.g. Vinicombe Street, designs and materials align with ambitions for a future coherent full re-paving of the street

Create public places to sit - on street and in new civic Review locations where seating is most desirable and achievable on street spaces and in new spaces, considering a range of seating types e.g. benches, moveable seating, seating incorporated in to planters, walls, parklets Activate and improve the appearance of blank and Identify locations and opportunities for improving blank walls, including unattractive walls Ashton Lane entrance, University Place, Grosvenor Lane, Ashton Road substation, Vinicombe Street substation.

Develop proposals that include a range of interventions, e.g. green walls, murals, art installations, repainting, lighting

Introduce Lighting - architectural, functional, artistic, Prepare a Lighting Strategy that looks at locations and opportunities for Circa £5K seasonal/events based – to improve the appearance, lighting installations that is coherent for the street. Consider also lighting of environmental performance and safety of the street and to heritage assets in locale but visible from the street mark events Introduce Christmas lighting and other events based lighting

Progress replacement of street lighting to white LED

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- 78 - Recommendations Actions Cost (where applicable) Green the Street – both retrofit in the streetscape and Develop greening strategy for the street that considers opportunities for through the creation of new spaces and buildings - to trees, rain gardens, green spaces, green walls, green roofs, Modular Urban soften the street appearance, manage surface water and Green, etc. Consider a sequence of green spaces, linking with Botanic improve air quality Gardens and Kelvinway.

Add colour to the Street Identify opportunities for introduction of colour to ‘soften’ the street, e.g. trees, flowers, greenwalls, coloured panels on buildings, art, murals, banners, paving insets, parklets, shop windows and frontages. Link with above strategies for signage, street furniture, greening, lighting, etc. Improve visibility and attractiveness of entrances to the Work with Lane owners and tenants to develop specific interventions to Lanes from Byres Road and of adjoining streets provide feature ‘gateway’ entranceways, e.g. developing theme of hand painted signage, sculpture, lighting, art as well as addressing bins on street (e.g. Great George Street to Ashton Lane) Remove bins from the street and address street Undertake an audit of current trade bin collection arrangements and explore Circa £5K cleanliness collective waste contract, bin sharing opportunities, on premises storage

Consider opportunities for new bin storage areas and roll out as appropriate Circa £1-2K

Keep Scotland Beautiful audit – undertake annual audit to monitor and highlight performance

Facilitate volunteer clean-ups to address litter £100 - £200 Street cleaning – arrange power washing, morning hosing of street

Provide places for shelter in rain, wind, sunshine Incorporate trees and building canopies in design of new civic spaces

Encourage shops to provide awnings

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- 79 - B Y R E S R O A D l PLACEMAKING REPORT OCTOBER 2016

Recommendations Actions Cost (where applicable) Create a greater sense of connection and unity between Streetscape designs to consider assets on adjoining streets, (e.g. listed Byres Road, the Lanes, adjoining residential streets and buildings, topography) and enhance views and vistas from Byres Road. the University Consider lighting and better ‘signposting’ of Lanes and adjoining street assets.

Ashton Road and Church Street Triangle should be developed jointly with the University as campus/Byres Rd ‘gateway’ spaces

University masterplan streetscape proposals for University Avenue and Church Street should align with streetscape designs for Byres Road

Improve condition of buildings along the street and Liaise with owners and tenants to encourage building repairs improve attractiveness of shops fronts Develop a shopfront design guide for the street

Encourage active frontages to address and wrap around corners

Establish a maintenance and management regime that Ensure designs for the street are developed inclusively and collaboratively ensures the street and new civic spaces avoid signs of with local users, to foster ownership decay and neglect Explore development of a charter for ‘place management’ of the street that looks at shared maintenance between partners (Council, community, BID)

Progress ‘civic stewardship’ of spaces, such as ‘Friends of’ groups to programme and manage spaces and oversee their maintenance

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- 81 - B Y R E S R O A D l PLACEMAKING REPORT OCTOBER 2016

PRIORITY THEME 3 - REDUCE THE DOMI- NANCE OF THE CAR AND IMPROVE AC- CESSIBILITY OF THE STREET

The Placemaking Report (2012) identifies that perhaps the greatest impact on the appearance and feel of Byres Road is the dominance of cars and other traffic. The impression is of pedestrians and shoppers being constrained at the edges of the street and the rest of the space being taken up by cars, lorries and buses. The on-street parking adds to this feeling. Traffic movement through Byres Road can be slow and this leads to high concentrations of fumes and pollutants at busy times with air pollution levels a noted problem for Byres Road. It is important that public transport meets local needs and that this is seen as part of a coordinated approach to the placemaking changes. Byres Road needs to be part of a good and well-connected network of walking and cycling routes which actually work for pedestrians and cyclists.

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- 82 - Recommendations Actions Cost (where applicable) Understand existing and future traffic movement – in Commission the development of a multi-modal transport (micro-simulation) Circa £50 - order to adequately assess the impact of streetscape model for the locale that looks at both vehicle traffic and active (pedestrian £100K interventions on the road network (e.g. lane reduction, and cycle) modes, which will include up to date data gathering as an initial junction redesign, cycle infrastructure) and also consider phase. Byres Road in context of development in the wider area (especially University campus and Western Infirmary site Utilise model to test scenarios redevelopment)

Establish pedestrian and cycle priority, including at junc- Investigate redesign of gateway junctions at Church Street, Highburgh Rd/ tions, gateways and crossings University Avenue, Partick Cross and Great Western Road and crossing at junctions to streets leading off Byres Road to make it more pedestrian and cycle friendly.

In addition, consider simple materials, shared surfaces, level surface crossing, desire lines and opportunities for potentially removing traffic light signals, guardrails, excessive signage, etc.

Reduce car dominated street aesthetic In street redesign, redress the balance between space for cars and people – widen pavements, narrow traffic space, incorporate cycle lanes, reduce parking, consider central pavement strip to break up street and include space for trees and crossing.

Review on-street parking with view to reducing/relocating spaces where applicable

Remove street markings and traffic signage where possible in favour of materials for demarcation

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- 83 - B Y R E S R O A D l PLACEMAKING REPORT OCTOBER 2016

Recommendations Actions Cost (where applicable) Introduce coherent and integrated cycling infrastructure Create a cycle network that links Byres Road with the University campus network and the existing surrounding network.

Explore potential for dedicated cycle lanes for Byres Road, University Avenue, Church Street, Highburgh Road linking in to a wider network – e.g. connecting to the waterfront, Finnieston, Partick and Queen Margaret Drive.

Integrate cycle lanes and greater cycle priority at (redesigned) junctions.

Review existing cycle parking provision and create additional cycle parking that is prominently positioned near activity hubs and is secure, sheltered, well-lit and designed in accordance with the character of the street

Improve the availability and attractiveness of public Commission audit of public transport provision and user survey – journey transport provision to Byres Road times, service frequency, journey destinations, service satisfaction, etc.

Work with SPT to extend subway hours and frequency

Work with SPT to assess bus stop locations, provision and improve them with real-time information, maps, wifi, sufficient shelter, lighting

Improve pedestrian and cycle routes to Byres Road from Partick interchange and Kelvinhall Subway

Introduce new transport vehicle hire alternatives Introduce car club space(s) - consider appropriate location for spaces and implement

Introduce cycle hire – progress MACH bikes initiative in appropriate location and/or private cycle hire linked to local bike shops

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- 85 - B Y R E S R O A D l PLACEMAKING REPORT OCTOBER 2016

PRIORITY THEME 4 - SUPPORT COM- MERCIAL AND CULTURAL VITALITY

The Placemaking Report highlights that the main function of Byres Road is shopping and leisure – this is likely to continue but effort must be made to ensure that the aspects of Byres Road which make it special (its diversity and identity) are retained. Recent increases in the proportions of chains, food providers and charity shops are considered worrying by many of the local stakeholders. They also identified a desire to have more outdoor markets, perfor- mances and community events in the area.

There is a need to create opportunities for local people to be involved in the management and stewardship of the street, as in the past local people have had a limited role. This can build upon the pro-active approach local people have taken in recent years to form the Byres Road Improvement Group and the Byres Road Business Improvement District that reflects the engagement of local people through numerous civic groups in the West End.

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- 86 - Recommendations Actions Cost (where applicable) Improve Air Quality Seek a reduction in the volume of vehicular traffic on the street through promotion of public transport, cycling and better pedestrian movement.

Consider enhancement implementation of Byres Road as a ‘low emission zone’, whereby revenue is reinvested in street improvements

Introduce street trees and greenery to improve air quality.

Work in partnership with BID and support implementation Tie in of BID to the project strategic delivery partnership for Byres Road of BID Business Plan

Address/activate vacant units and buildings that emerge Encourage pop-up shops, galleries, work-space - working with landowners to provide temporary rent relief /low rent spaces

Improve appearance of vacant units with window vinyl’s, lighting/art

Encourage the redevelopment of Church Street Triangle site and support the redevelopment of Western infirmary site by Glasgow University.

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- 87 - B Y R E S R O A D l PLACEMAKING REPORT OCTOBER 2016

Recommendations Actions Cost (where applicable)

Ensure a vital mix of uses in the street and support the Monitor and explore the long-term balance of uses in the street linked to Circa £5000 diverse retail offer a town centre health check - establish baseline data covering footfall, unit turnover, customer satisfaction surveys etc.

Explore new premises for community and cultural uses in line with the Town Centre First Principal.

Encourage commercial loyalty Develop ‘shop local’ community campaign Circa £2000

Develop a loyalty rewards scheme, e.g. street loyalty cards, local street currency, trade points

Promote the street locally and to visitors Prepare a Byres Road guide of available businesses, services, contacts Circa £1500

Undertake marketing campaigns, that include links to cultural/local/ Circa £10K seasonal events and targets particular media and outlets

Consider distinctive qualities of street to promote – promote the ‘Visit West End’ brand

Improve links with cultural facilities and events e.g. Kelvingrove, Riverside Museum

Create outdoor events and performance space and Incorporate events space into the design of new civic spaces at Vinicombe encourage temporary use of the existing street space for Street, Ashton Road and Church Street performance Encourage the use of road and pavement space for events

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- 88 - Recommendations Actions Cost (where applicable) Support existing festivals, such as West End Festival, Encourage use of the street for existing festivals and space for local traders Mela and provide programme of events and activities for the street year round Develop a calendar of events that ‘programmes’ the street and lanes

Create ‘community notice boards’ to publicise events, Develop virtual noticeboard and social media presence - link in to BID other things happening locally website at Visit West End

Utilise Hillhead Library window and BID office as information hubs

Involve local people in place management, programming Create opportunities for local ownership/adoption of spaces and parts of the and stewardship street – e.g. ‘Friends of’ spaces (e.g. Vinicombe Street, the Lanes)

Develop a shared approach to street management and maintenance between all stakeholders - local authority, agencies, business (BID), residential community and involve Community Councils

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- 92 - Item 4 Glasgow City Council 24th January 2017 Regeneration and the Economy Policy Development Committee

Report by Patrick Flynn Head of Housing and Regeneration Services

Contact: Patrick Flynn Ext: 78467

PRIESTHILL PRIVATE HOUSING DEVELOPMENT

Purpose of Report:

To inform members of the planned works programme for the former refurbished Barratt properties in the Priesthill area.

Recommendations:

Committee is asked to consider the contents of this report.

Ward No(s): Citywide: 

Local member(s) advised: Yes  No  consulted: Yes  No 

PLEASE NOTE THE FOLLOWING: Any Ordnance Survey mapping included within this Report is provided by Glasgow City Council under licence from the Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to licence Ordnance Survey mapping/map data for their own use. The OS web site can be found at " If accessing this Report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale

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1 Background

1.1 The former council inter war stock bounded by the addresses 18/48 Linnhead Drive,(the block at 18/22 Linnhead Drive was a new build) 98/100 Glenmuir Drive, 233/241 Househillmuir Rd and 2/48 Ravenscraig Drive were refurbished by Barratt in the early 1980’s and marketed for low cost home ownership, targeted at first time buyers. In total there are 197 properties. The development is referred to locally as the Barratt Circle.

1.2 Following concerns raised by local residents and elected members regarding property condition and the high incidence of private lets within the development, DRS Housing and Regeneration Services was asked to intervene. DRS subsequently approached Rosehill Housing Co-operative to undertake a feasibility study of the existing housing and carry out an options appraisal for the stock. A non-invasive (visual) survey was carried out of the common close areas and external fabric of the buildings to confirm their structural integrity and to highlight any major common fabric repair issues.

1.3 The properties were initially factored, however, over the years, the flats have been sold on and owners failed to pay for the service and this has resulted in a steady decline in property condition with many of the flats having now been acquired by private landlords. Around 75% of the stock is privately rented.

1.4 The survey disclosed that the fabric condition of the stock was affected by varying levels of disrepair, however all of the buildings were found to be structurally sound including the tenement at 48 Linnhead Drive which was lying vacant as a result of internal fire in the building. In general, the properties in Linnhead Drive had a higher incidence of disrepair.

1.5 The findings of the survey were reported back to owners and residents with a vested interest in the blocks and a number of engagement sessions were held to discuss a range of options for the properties :

A. Do Nothing B. Complete Demolition and New Build C. Partial Demolition and New Build D. RSL Involvement and Comprehensive Repairs E. RSL Involvement – Limited Repair Scheme (External fabric)

Owners and residents were asked to complete a questionnaire and the vast majority of those who responded stated that they wished to remain/hold on to their properties while recognizing that there was a need to carry out fabric repairs (Option E).This outcome was not surprising as there is still a strong sense of community feeling in the area despite the problems being encountered within the development. In addition to property condition owner/residents highlighted the need for the Council to offer them support in tackling environmental and anti-social behavior issues in the area.

1.6 Following a number of consultations with owners DRS agreed to come back to the owners with a programme of works designed at tackling the major

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issues identified such as property condition, security and the environment. It was agreed that a strategy would be put in place which would look at the how the properties could be maintained / factored post works and how the problem of vacant properties and poor landlord practice would be tackled.

2. Proposals

2.1 One of the problems identified at the outset was the appearance and condition of the external fabric of the properties which in some cases is extremely poor. The current stonework/ render in some of the blocks is the source of dampness in many of the properties, making them hard to heat.

2.2 DRS approached the Scottish Government and has been successful in securing significant funding from the HEEPS:ABS budget (Home Energy Efficiency Programme for Scotland Area Based Scheme). This will facilitate an external wall Insulation scheme (EWI) which will not only revitalise the external fabric of the buildings but will help improve the thermal efficiency of the flats. As part of the funding agreement the Council required to submit a programme of works which addressed the long term maintenance of the properties and detailed how it planned to address the tenure imbalance in the area.

2.3 DRS and its partners Rosehill Housing Co-operative (who have agreed to co- ordinate the works on the owners behalf) have developed a works programme which now addresses the major issues identified.

• Phase 1 – External Wall Insulation and common fabric repairs including roof, gutters, downpipes, common close doors and windows, clearing roof spaces etc. • Phase 2 – Close security including door entry systems, close lighting and close decoration works. • Phase 3 - Environmental works – back gardens, common areas, and refuse collection facilities and external security lighting etc.

2.4 Factoring /management / maintenance arrangements will require to be put in place. In their current state of disrepair the properties will not attract a factor. Following on from the Phase 2 works it is envisaged that all of the properties will be brought up to a factoring standard with Rosehill Housing Co-operative agreeing to take over the factoring of the properties and introduce common building insurance. Where owners do not consent to the appointment of a factor the Council will appoint Rosehill as its managing agent. Once the properties have been brought up to a standard the aim will be to set up a sinking fund for the future maintenance of common areas and seek agreement from owners with regards future contributions.

2.5 It is proposed that the tenure imbalance will be addressed through the Council’s acquisition strategy as the number of private lets within the development has added to the decline of the housing stock and to the general area. Empty properties will be targeted along with problematic private lets.

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2.6. In order to reduce and eliminate poor landlord practice DRS has agreed to undertake a range of interventions and enforcement measures which will include:

 The use of compulsory purchase orders  The issue of closing orders  Compliance and enforcement action under landlord registration  Third party reporting where properties do not meet the repairing standard  Use of any other appropriate legislation.

3. Funding arrangements

3.1 Phase 1 and phase 2 works will take place over financial years 2016/17 2017/18:

Funding source Funding levels HEEPS:ABS (External £1.27m Wall Insulation) ECO £0.1m Private Sector Housing £1.2m Grant (PSHG) Acquisition costs £1.25m (TMDF) Internal repairs following £0.5m acquisitions (TMDF) Internal repairs following £0.5m acquisitions (Social Landlord contributions) Owner’s contributions £0.3m Total cost of works £5.12m

3.2 A total of £1.28m has been secured from the Scottish Government (£1.27m) and £0.1m in the form of Economic Company Obligation from utilities (EON).

3.3 Owners are expected to contribute towards the cost of works and contributions have been capped at £1,000 for owners and £2,000 from landlords. Rosehill will ingather the payments.

3.4 Glasgow City Council DRS Housing and Regeneration Services will commit £1.2m from Private Housing Sector Grant (PSHG) budget and all acquisitions will be funded from the Transfer of the Management of Development Funding (TMDF) budget.

3.5 The Council will agree to underwrite the costs of any non-paying owners. In order to recover these monies in full Section 30 Work notices have been served on all owners/landlords who will be pursued for recovery on completion of the works.

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4. General Work Issues

4.1 Works are due to commence on site in January 2017 with Everwarm being appointed by Rosehill as the named contractors. Due to a recent spate of fires in the area raising concerns about security DRS has agreed to bring forward the installation of the close doors on receipt of owners contributions.

4.2 Further consultation will be held with owners in relation to the Phase 3 Environmental works including the future proposals for the water pump building in the back court area. LES Cleansing will also be consulted on the proposals to ensure that current problems with bin provision and refuse collection are fully addressed and a resolution found.

4.3 Currently there are two properties vacated, both as a result of fires- 48 Linnhead Drive and 40 Ravenscraig Drive (just recently). DRS have met with the owners in one of the closes and have asked them to contact their building insurers to ensure that the damaged areas are covered in terms of their policies and a financial contribution will be forthcoming. No offer of financial assistance has been made to the owners in either of these blocks until this information is forthcoming.

5. Conclusion

5.1 The former Barratt properties in Priesthill are a major cause for concern and action is required to address their decline. These proposals offer a solution to the residents that live not only within the development. Poor property condition and non-maintained common areas are typical of an area in decline. Current property values are amongst the lowest (if not the lowest) in the city and the properties now only attract the interest of private landlords who can still realise a profit from renting out the properties.

5.2 Tackling poor property management and property condition is at the heart of these proposals with DRS agreeing to bring forward an affordable package of measures which will not only tackle the level of disrepair in the buildings but will address the issues of security and the common areas which were of equal concern to the residents. Owners accept that they have to contribute to the costs and realize that these are being heavily subsidised and that any financial investment made by the Council or Scottish Government will require to be safeguarded through the future maintenance of the stock.

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6. Policy and Resource Implications

Resource Implications:

Financial: Costs are being met from existing DRS Housing PSHG and TMDF budgets with significant other financial contributions coming from the Scottish Government and private owners.

Legal: N/A

Personnel: N/A

Procurement: Project will be procured by Rosehill Housing Co- operative through the Scottish Procurement Alliance’s New Scottish Framework.

Council Strategic Plan: These proposals support the following strategic priorities:

Economic Growth – an improved supply of good quality and sustainable housing. World Class City – deliver local services and neighbourhoods informed by our residents’ views. A sustainable City – A reduced carbon footprint. Vulnerable People –financial inclusion and tackling fuel poverty

Equality Impacts:

EQIA carried out: Both Private Sector Housing Strategy and Affordable Warmth Action Plan form part of Glasgow’s Local Housing strategy which was subject to an Equalities Impact Assessment.

Sustainability Impacts:

Environmental: Improving energy efficiency measures will result in carbon savings. Better estate and housing management practices will result.

Social: The quality of accommodation for residents will be significantly improved as a result of the investment undertaken.

Economic: Assist by increasing disposable income in poor households by reducing fuel costs. The proposed

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works will have a positive impact on property values.

7 Recommendations

Committee is asked to consider the contents of this report.

Development and Regeneration Services Report No. 000014-17 Date: 24th January 2017

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- 100 - Item 5 Glasgow City Council 24th January 2017 Regeneration and the Economy Policy Development Committee

Report by Executive Director of Development and Regeneration Services

Contact: Forbes Barron Ext: 76064

PLANNING PERFORMANCE FRAMEWORK (PPF) 2015-16

Purpose of Report:

Reporting on Scottish Government Feedback on the Planning Performance Framework (PPF), Annual Report 2015-16

Recommendations:

It is recommended that the Committee:  Considers the improved performance by the planning service, delivered under exceptional circumstances.  Considers and supports the Action Plan to address issues raised in the Feedback Report.  Considers the planning service commitment to continuous improvement.

Ward No(s): Citywide: 

Local member(s) advised: Yes No Consulted: Yes No

PLEASE NOTE THE FOLLOWING: Any Ordnance Survey mapping included within this Report is provided by Glasgow City Council under licence from the Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to licence Ordnance Survey mapping/map data for their own use. The OS web site can be found at “". If accessing this Report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale.

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1. Background

1.1 In February 2013, the then Minister for Local Government and Planning and the COSLA Spokesperson on Development, Economy and Sustainability, jointly convened the High Level Group on Planning Performance. The group comprises a member from Heads of Planning Scotland (HOPS) and Administrators in Scotland (SOLAR). The aim of the group is to work together to improve the reputation and performance of the planning service in Scotland.

1.2 A specific part of the group’s remit was to consider how the planning service might be measured and reported on. The Group drew up and agreed a set of 15 markers which created a baseline of planning authority performance. Authorities were then asked to incorporate these markers into their PPF reports.

1.3 Section 55 of the Regulatory Reform (Scotland) Act commenced on 30th June 2014. It provides Scottish Ministers with powers to vary the planning application fee payable to different planning authorities where the functions of a planning authority are not being, or have not been satisfactorily performed.

1.4 The High Level Group on Performance has been considering the process which would be used to determine if any authorities have not satisfactorily performed.

1.5 The Planning Performance Framework submitted on 29th July 2016, is the fifth produced by Glasgow City Council and covers the period from 1st April 2015 until 31st March 2016. It provides a report on the Council’s planning performance following the format set out in the Planning Performance Framework Annual Report Template & Guidance Notes issued in March 2016, by Heads of Planning Scotland (HOPS).

2. Scottish Government Feedback

2.1 The feedback from the Scottish Government on the Planning Performance Framework (PPF), Annual Report 2015-16, was sent to the Chief Executive, on 25th November 2016 and is based on the evidence provided within the PPF.

2.2 The PPF included the following headings:

 National Headline Indicators  Defining and measuring a high-quality planning service  Evidence

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 Service improvements o Service improvements for 2016 – 17 o Delivery of Service Improvement Actions in 2015-16  Official Statistics  Workforce and Financial Information  Appendix : Performance Markers Checklist

The Scottish Government only provided feedback on the 15 performance markers, provided in a Performance Markers Report 2015-16. They did note, however, that they were very pleased that the quality of PPF reporting has again improved, with general improvements across most of the categories.

2.3 The Scottish Government feedback on the PPFs nationally highlighted that:

There still remains high levels of inconsistency in planning authority decision making timescales across the country.

The momentum of the independent planning review is continuing and they will be publishing a consultation outlining options for change in the winter, to inform the future Planning Bill.

3. Action Plan

3.1 An Action Plan is set out below to capture various actions from the Performance Markers Report 2015-16. See APPENDIX.

3.2 The High Level Group on Performance agreed a set of Performance Markers as described in 1.2 above. The PPF was assessed against those markers and given a Red, Amber, Green (RAG) rating, to give an indication of priority areas for improvement action. The RAG ratings are based on the evidence provided within the PPF report. Where a marker was not completed within a timescale, or no information/insufficient evidence had been provided, a “red” marking had been allocated.

3.3 This year’s Feedback Report is very positive and illustrates progress in performance by planning staff under exceptional circumstances.

These circumstances were caused by the failure of the Council’s IT system (15th December 2015 - 22nd February 2016), which had significant impact on planning performance generally through the 4th Quarter. Normal working practices for the planning service were severely impacted during the course of the failure period and also affected 29% of total applications received prior to the failure. During this period neighbours could not be notified, public access was not available and some documents were corrupted or unable to be found.

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Applications with a 4 week target which are subject to public comment, including householder applications, were more severely impacted by the IT issues due to time taken to get the system back to normal.

The planning service continues to be committed to continuous service improvement and can report that the average number of weeks to determine all applications has reduced from 11.0 weeks in 2014-15 to 10.7 weeks in 2015-16.

There were 8 “green”, 3 “amber”, 2 “N/A” and 2 “red” markers reported in this year’s report.

8 Green markers for: Processing agreements Early collaboration Legal agreements Enforcement Charter Regular and proportionate policy advice Corporate working across services Sharing good practice, skills and knowledge Developer contributions

3 Amber markers for: Decision-making Continuous improvement Stalled sites / legacy cases

2 Red markers for: Local Development Plan Development Plan Scheme.

3.4 The Action Plan below has identified the 3 “amber” and 2 “red” rated Performance Markers and stated the intended action(s) against a timescale. Also included is a “red” for Householder Applications, contained within the Decision-making marker, which overall was rated as “amber”. See APPENDIX.

3.5 An Annual Performance Report will be produced by the Scottish Government to summarise performance across the country against the key markers of performance.

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4. Policy and Resource Implications

Resource Implications:

Financial: Require to ensure continuous improvement. If not met, decision timescales could result in substantially lower fee income and resources.

Legal: No legal implications.

Personnel: The proposed Action Plan issues will be managed by existing staff resources within the planning service, however, this resource may be affected from the introduction of the penalty clause with resultant loss of fee income.

Procurement: There are no procurement implications

Council Strategic Plan:

Economic Growth: Failure of PPF to demonstrate continuous improvement may affect investment in the city.

Vibrant City: Measures allow for continuous service improvement which will facilitate appropriate and timely development and enhance the vibrancy of the city. Equality Impacts:

EQIA carried out: N/A Outcome: N/A Sustainability Impacts:

Environmental: N/A Social: N/A Economic: N/A

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5. RECOMMENDATIONS

It is recommended that the Committee.

 Considers the improved performance by the planning service, delivered under exceptional circumstances.  Considers and supports the Action Plan to address issues raised in the Feedback Report.  Considers the planning service commitment to continuous improvement.

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APPENDIX

ACTION PLAN

Description Intended Action Timescale Performance Markers 1 Decision-making Monthly and Quarterly Householder Performance meetings are held Applications with Planning Principals, Group Managers and the Head of Service to interrogate all performance stats. Including Householder Monthly & Developments. Quarterly

Continuing review of the introduction of electronic workflow in collaboration with CBS and Service Development colleagues, to ensure support functions relevant to the processing of Householder Applications are streamlined, thus giving Planning Officers more time to determine an application. Continuous

6 Continuous Continuous monitoring and improvement reporting on the progress of Service Improvements 2016-17, contained in the PPF, by Group Managers and the PPF Group. Quarterly

The priority of process revisions and IT upgrades that contribute to providing continuous improvement, will be discussed January with Service Development. 2017

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7 Local Development Plan Progress towards adoption of the City Development Plan (CDP) once Scottish Ministers provide comments on Post Examination modifications to the CDP.

Publish and adopt Supplementary Guidance to be used alongside the CDP. March – Establish programme to prepare May 2017 early review of Housing and Economic Development topics to inform the new City Development Plan in accordance with the Planning etc. (Scotland) Act 2006.

8 Development plan The next update of the scheme Development Plan Scheme will be published in March 2017. This will outline: 31 March  Adoption of all 2017 Supplementary Guidance to support the City Development Plan

 Scoping for preparation of Early Review of Housing and Economic Development topics to inform new City Development Plan

14 Stalled Sites / legacy This will be a standing item on the cases Development Management Forum, attended by Group Managers, Planning Principals and Planning Officers, to examine Every 6 progress and identify any issues. weeks

Agreed procedure to be communicated by Planning

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Principals through their team meetings. 15.12.16

Monitoring of data to ensure legacy cases are being cleared will be reported at Planning Performance Meetings. Quarterly

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