3.3 River Clyde 2050 Strategic Development

3.0

16 POLICY CONTEXT

17 3.0 POLICY CONTEXT

3.1 GLASGOW CITY DEVELOPMENT PLAN The site at Yorkhill Quay is zoned for residential purposes within the Glasgow City Development Plan (2017).

The Glasgow City Development Plan sets out the Council’s vision and strategy for land use whilst also providing the basis for assessing planning applications along with associated Supplementary Guidance.

The following key aims are pivotal to the Plan:

• Creating and maintaining a high quality, healthy place • Developing a compact city form that supports sustainable development

The Plan puts forward positive measures that will keep Glasgow at the heart of Scotland’s future and allow it to make the most of its resources for the benefit of residents, businesses, employees and visitors.

The Plan sets out a strategy that seeks to deliver on four strategic outcomes:

• A vibrant place with a growing economy • A thriving and sustainable place to live and work • A connected place to move around and do business in • A green place which is resilient, accessible and attractive

Our proposals have been considered in accordance with the Plan, including the below CDP Policies and associated Supplementary Guidance:

1. The Placemaking Principle 2. Sustainable Spatial Strategy 3. Economic Development 4. Network of Centres 5. Resource Management 6. Green Belt and Green Network 7. Natural Environment 8. Water Environment 9. Historic Environment 10. Meeting Housing Needs 11. Sustainable Transport 12. Delivering Development

We have also reviewed the following key Strategic Development Framework (SDF) documentation:

• River Clyde 2050 Development Corridor SDF GLASGOW CITY DEVELOPMENT PLAN EXTRACTS • Govan - Partick SDF

18 3.2 THE PLACEMAKING PRINCIPLE GLASGOW CITY DEVELOPMENT PLAN The principles behind placemaking inform both local and SG1 - The Placemaking national policy. The emphasis given to these principles has put them at the forefront of the planning process in Principle (Part 1) Scotland. SUPPLEMENTARY GUIDANCE

Yorkhill Quay will aspire to achieve the six qualities of place as defined in Scottish Planning Policy, and reinforced by Creating Places and Designing Streets:

• It is distinctive

• It is safe and pleasant

• It is easy to move around and beyond

• It is welcoming • It is adaptable

• It is resource efficient June 2018 A design-led solution will contribute towards making Yorkhill a better and healthier environment to live in. 0

In order to be successful, the proposed development will seek to achieve the following placemaking principles:

• Creating an appealing place to live, work and visit • Embedding community facilities and local shopping facilities in communities and recognising the needs of all members of society • Creating healthy and more equitable environments and promoting healthy lifestyle opportunities • Delivering sustainable buildings, areas and spaces that are attractive and enhance the quality of life for everyone • Demonstrating efforts to responsively engage with all stakeholders • Demonstrating a creative and iterative process in developing proposals • Delivering highly creative, innovative, and technical standards in design • Respecting the historic and natural environment by responding to its qualities and character • Providing high quality amenity to existing and new residents in the City • Promoting connectivity, active travel and public transport use • Bringing vacant and derelict land back into effective use via long term solutions

THE PLACEMAKING PRINCIPLE EXTRACTS

19 3.0 POLICY CONTEXT

3.3 RIVER CLYDE 2050 STRATEGIC INTRODUCTION | GLASGOW CITY DEVELOPMENT PLAN DEVELOPMENT FRAMEWORK (SDF) Fig 1. Yorkhill Quay is highlighted as a ‘Key Development Site’ within the River Clyde 2050 Strategic Development Framework (SDF).

The River Clyde 2050 SDF sets out a vision for the River Clyde Development Corridor for the next 30 years. Y

The vision is for the Clyde Corridor to become a vibrant, inclusive, liveable and well-connected place. It will

be a world-class destination at the heart of the city, RIVER CLYDE DEVELOPMENT CORRIDOR with an accessible waterfront and attractive spaces where STRATEGIC DEVELOPMENT FRAMEWORK people want to spend time. It will support a diverse FEBRUARY 2020 © Crown Copyright and database right 2019. OS Licence No. 100023379 mix of uses and be climate-resilient. New houses and flats will be linked into existing neighbourhoods. The historic character will be protected and enhanced, while River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 11 innovative design will help create a distinct identity.

The River Corridor will form part of a wider network of CONTEXT AND AREA PROFILE | CROSS-CUTTING ISSUES urban waterways, will support continuous walking and CONTEXT AND AREA PROFILE | SPATIAL OPPORTUNITIES

cycling routes, and will be celebrated as the city’s © Crown Copyright and database right 2019. OS Licence No. 100023379 Fig 3. KEY Yoker largest, continuous open space. Open Space Attractor Destination Garscadden Learning Institution Renfrew Botanic Gardens Major Hospital—teaching research The River Clyde has always played an important role in and care.

the history of Glasgow, from international trade to Clyde Glasgow University Opportunity to Reinforce Links + Scotstoun Enhance shipbuilding. Whilst the River is experiencing massive River Corridor SDF Area PARTICK Glasgow Caledonian Whiteinch University Canal Regeneration Corridor Partick regeneration and finding a new identity as a recreational, Riverside Kelvingrove Park & Museum Museum Royal Infirmary Queen Elizabeth residential and business area, its industrial heritage is Elder Park Shieldhall University Hospital CITY CENTRE University of Strathclyde S.E.C. I.F.S.D intrinsic to Glasgow. Finnieston Govan City Centre GOVAN

Pacific Quay—Creative Clyde The development of the SEC Campus, SSE Hydro, Glasgow and the Science Centre

CESSNOCK Glasgow Green, People Fig 4. KEY Science Centre, Riverside Museum and Glasgow Harbour City of Glasgow College Palace and Templeton's. Barriers to Pedestrian and Cycle Movement Cessnock Laurieston Bellahouston Park, has significantly transformed the River Clyde Corridor Missing Sections of Quayside Walkways House for an Art Lover following decades of industrial decline and piecemeal Quay Walls with Ongoing Maintenance Issues Vacant and Derelict Land redevelopment. Opportunity to Improve Urban Fabric / Place Function & Enhance Access to the River

© Crown Copyright and database right 2019. OS Licence No. 100023379 Pollok Park, Pollok House & Burrell Collection Queen’s Park While there are a number of major attractions along the River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 23 River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 21 River, there are still significant areas of vacant land, including the site at Yorkhill Quay, where pedestrian, cycling and public transport connectivity remain poor. RIVER CLYDE 2050 SDF EXTRACTS The new development at Yorkhill Quay has the potential to redress the balance, improving pedestrian and cycle connectivity by enhancing the public realm and supporting a mix of uses that encourage lively public areas and riverside activity throughout the week and at different times of the day and night.

VISION AND OUTCOMES | KEY OUTCOMES

The River Clyde 2050 SDF has four Key Outcomes: A VIBRANT RIVER A SUSTAINABLE RIVER A CONNECTED RIVER A GREEN AND RESILIENT • A Vibrant River RIVER • A Sustainable River • A Connected River The River Corridor will be a The River Corridor will The River Corridor will be The River Corridor will • A Green and Resilient River vibrant, attractive balance environmental, well-connected and link provide integrated, high In line with these key outcomes, the strategic approach destination which supports social and economic people, places and natural quality green, blue and for the development of Yorkhill Quay will seek to achieve inclusive economic growth. pressures to create habitats. grey infrastructure that the following aims: liveable, inclusive and helps deliver climate change distinctive places. adaptation and promotes A Vibrant River: health and wellbeing. • Realise potential and unlock development • Promote a new approach to growing the place • Activate the water

A VIBRANT RIVER | REALISING POTENTIAL AND UNLOCKING DEVELOPMENT A SUSTAINABLE RIVER | DENSITY AND A MIX OF USES A SUSTAINABLE RIVER | DISTINCTIVE TOWNSCAPE, HISTORIC CHARACTER

A Sustainable River: Street, Warroch St. EMERGING ACTIVITY COMMITTED PUBLIC SECTOR Yoker 6. James Watt St -‘The Grid’ INVESTMENT Yoker Yoker 1. Glasgow Harbour 7. Customhouse Quay. 15. Water Row Masterplan Masterplan 8. Candleriggs—former 16. East Govan and Ibrox TRA • Support a higher density and a mix of uses 2. Redevelopment of Yorkhill Goldberg’s Site. 17. Laurieston TRA Garscadden Garscadden Garscadden Hospital 9. St Enoch Centre Expansion. 18. City Centre Avenues Project 3. Western Infirmary / Glasgow 10. Buchanan Wharf. 19. Junction 19 / Anderston Renfrew University Campus Renfrew Renfrew 11. Pacific Drive East. Cross improvements. Expansion. • Promote climate responsive design 12. Pacific Quay West. 20. Quay Wall Improvements 4. Future SEC expansion and 13. SWG3 21. Govan to Partick Pedestrian redevelopment with ancillary Bridge diversification. 14. SkyPark—Office Scotstoun 22. Yoker to Renfrew Road Scotstoun Scotstoun 5. Anderston Quay, Cheapside • Create a distinctive townscape and protect and enhance Bridge

Whiteinch Whiteinch Whiteinch historic character Partick Partick Partick

Shieldhall Shieldhall Shieldhall

FIG. 5 KEY | EMERGING ACTIVITY Finnieston Finnieston Finnieston Key Development Site Govan City Centre Govan City Centre Govan City Centre A Connected River: Fig 7. KEY Emerging Masterplans Opportunities for Increased Density and Increased Height Fig 8. KEY Listed Buildings and Structures • Create seamless walking and cycling routes Opportunities for Increasing Density Public Sector Investments: Conservation Areas Subway Station Transformational Regeneration Areas (TRA) Cessnock Cessnock Area of fragmented built form in need of townscape improvement. Cessnock Laurieston National Rail Station Laurieston Laurieston • Cluster activities and link people to jobs, services Public Realm Improvements Key components of the river’s built character—including heritage Bus Station Active Travel Enhancements assets, attractions and landmarks Neighbourhoods with appropriate density for inner urban Indicative key view and public transport New Bridge Connection areas (Approx. 100 dwellings per hectare) Quay Wall Improvements Town Centres

© Crown Copyright and database right 2019. OS Licence No. 100023379 © Crown Copyright and database right 2019. OS Licence No. 100023379 • Bring people to the river © Crown Copyright and database right 2019. OS Licence No. 100023379 River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 36 River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 46 River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 50 A Green and Resilient River: • Advocate climate readiness | River Clyde Development Corridor Strategic Development Framework 27 River AClyde CONNECTED 2050 RIVER | SEAMLESS WALKING AND CYCLING ROUTES A CONNECTED RIVER | SUPPORTING CLUSTERS, LINKING COMMUNITIES A GREEN & RESILIENT RIVER | AN INTEGRATED NETWORK OF OPEN SPACES • Create a network of open spaces © Crown Copyright and database right 2019. OS Licence No. 100023379 NOTE | To be read in conjunction with SG6 Green Belt and Green Yoker Yoker Yoker Network, SG7 Natural Environment and the Open Space Strategy • Promote nature-based solutions map. Garscadden Garscadden Garscadden © Crown Copyright and database right 2019. OS Licence No. 100023379 Renfrew Renfrew Renfrew

Scotstoun Scotstoun Scotstoun Fig 11. Key Proposed river connections to enhance As a key gap site, the River Clyde 2050 SDF highlights Whiteinch cross river clustering Whiteinch Whiteinch Partick Potential enhancement of existing cross Partick Partick Fig 10. KEY river connections Existing off road and segregated walking/cycling routes Yorkhill Quay as an area of fragmented built form in Shieldhall Improved connections with the river. Shieldhall Fig. 13 KEY Shieldhall Committed active travel improvements Cultural attractions, event venues and River Clyde—Corridor of Landscape and Wildlife importance + City Missing Links: Opportunities for new walking and cycling connections Finnieston Finnieston Wide SINC Finnieston Govan City Centre knowledge based organisations. Govan City Centre Govan City Centre need of townscape improvement, offering opportunities Proposed River Crossings Site of Special Scientific Interest Town Centres City Centre Avenue Project—pedestrian and active travel improvements Tree Preservation Order Major Development Site to increase density and reinforce links to enhance the Subway Station City Wide Site of importance for Nature Conservation (SINC) National Rail Station Core Economic Development Areas Local SINC Bus Station Clusters of Activity Geodiversity Sites Cessnock Cessnock Cessnock Fastlink Laurieston Laurieston Site of Special Landscape Importance Laurieston currently derelict and vacant piece of land. Subway Station Proposed Fastlink Routes National Rail Station Corridors of Landscape and Wildlife Importance Public Transport Corridors (Bus) Bus Station Opportunities for new or enhanced connections for wildlife habitat Town Centres and landscape enhancement Fastlink Other key pedestrian routes across the river Key Development Site with strategic opportunities for improving Proposed Fastlink Routes biodiversity and habitat creation © Crown Copyright and database right 2019. OS Licence No. 100023379 Yorkhill Quay is seen as a ‘Missing Link’ within the Public Transport Corridors (Bus) Areas identified as having deficient access to Open Space Clyde Corridor, with opportunities for new walking and River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 56 River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 58 River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 68 cycling connections and improved connections with the River being fundamental to it’s successful redevelopment. RIVER CLYDE 2050 SDF EXTRACTS

Strategic opportunities for improving biodiversity and habitat creation should also be considered, with new or enhanced connections for wildlife habitat and improved landscape and public realm.

There is also potential for greater river activation & improved infrastructure in this location: for example, small pleasure craft, water sports and greater public interaction and activation with the water space.

21 3.0 POLICY CONTEXT

Qualities of Place 3. Legibility & Safety: • An accessible, easily navigable, safe and welcoming place 3.4 INITIAL RESPONSE TO POLICY that is well designed and maintained • Reinforce the legibility of local areas by responding 3.3 There are basic Placemakingappropriately Principles to thatlocal apply features to all development GUIDELINES • Ensure that building elevations are clearly recognisable and proposals in Glasgow.present identifiable entrances character The key focus of Scottish Planning Policy is to promote • Take advantage of opportunities for improved connectivity people orientated place-making within quality and • Consider the needs of mobility/visually impaired users + identity sustainable built and natural environments.3.4 SuccessfulThe following six Qualities• Incorporate of Place safe have and been secure identified. cycle parking places are built for people - they have character, are • Incorporate community safety measures, such as active safe, easy to move around, clean, appealing and designed surveillance, within public realm areas to thrive over time. • Incorporate active frontages • Incorporate lighting strategies which reinforce street Six ‘Qualities of Place’ have been identified as shown on hierarchy and public safety - key routes will be well lit successful the adjacent diagram. These are derived from Scottish Planning Policy and adapted to reflect Glasgow’s own 4. Ease of Movement: open space unique circumstances. • A well connected place that will promote active travel, encouraging movement that is safe, comfortable, pleasant and In response to Policy Guidelines, the proposed Yorkhill accessible to all Quay development will look to achieve the following: • Consider connections within local and surrounding areas • Encourage people to walk, cycle and use public transport 1. Character & Identity: • Pedestrian and cycle routes will have good surfaces and be legibility • Engage Local communities during the design process free of obstacles, paying attention to widths, gradients and • Attract people, encourage activity and add value passive surveillance, taking account of the Core Paths Plan + safety • Protect and enhance existing character and identity and Strategic Plan for Cycling • Consider local history • Incorporate cycle parking for residents and visitors • Develop proposals that are recognisable, distinctive • Facilitate provision for the visually/mobility impaired and connected • Encourage pedestrian movement through active frontages • Reflect high quality contemporary design ease of • Propose a palette of materials that enhances the 5. Vibrancy & Diversity: surrounding townscape and is capable of retaining its • A place that has multiple uses and offers various movement appearance over time experiences, engaging with and catering for all the community • Consider roofscape, both in terms of individual • Ensure that layouts have well connected streets, active buildings and the urban environment as a whole frontages and public spaces framed by buildings • Ensure that important sightlines are clearly visible • Compliment the development with commercial lower level and that these inform the design frontages and residential uses at upper levels in order to • Protect and maximise key views and vistas generate passive surveillance of the public realm • Provide new river landmark buildings • Bring a mix of uses and housing tenures to help support and vibrancy service existing and new communities 2. Successful Open Space: • Concentrate activity stemming from new land uses and + diversity • Consider open space as an integral part of the design encourage the use of pedestrian and cycle routes PLACE OF QUALITIES process, not as an afterthought • Ensure that parking/services do not dominate ground floors • Provide open space that engages local people, improves • Consider a variety of building forms/architectural expression levels of amenity and creates new opportunities for play, relaxing and socialising 6. Adaptability & Sustainability: • Ensure that new public and private space provision is • A place which is efficient and has longevity, meeting existing adaptability clearly defined and future needs and incorporating high quality materials + sustainability • Enhance biodiversity by encouraging a diverse range of • Demonstrate the highest standards of sustainable design native species and protecting existing habitats • Respond and adapt positively to changing circumstances • Seek to create a comfortable micro climate • Incorporate a long term plan for management and maintenance • Ensure that open space and public realm areas are easy • Seek to use durable materials and incorporate planting which to access by foot, by cycle or by wheelchair with is appropriate to Glasgow’s climate access points obvious and safe routes of adequate • Integrate provision for waste recycling/storage width to accommodate all users, ages and abilities • Integrate surface water management solutions • Incorporate active frontages around open space and • Ensure all buildings are well insulated and energy efficient public realm, considering ground floor uses • Consider incorporating green infrastructure and private GLASGOW’S 6 QUALITIES OF PLACE • Consider accommodating temporary events on open spaces amenity space such as balconies, roof gardens and courtyards and public realm areas, where appropriate 22 Page 32 of 70

APPENDIX B | RIVER ROOM PLACEMAKING GUIDANCE

RIVER ROOM PLACEMAKING

River Rooms are ‘character areas’ along the River Yoker Corridor. They are defined by their location and by shared characteristics, such as historic/landmark buildings, activities and uses, extent of vacant and derelict land, Garscadden and current condition. Renfrew The River Clyde 2050 SDF focuses on the distinct issues and opportunities presented by proposed River Rooms at Yorkhill Quay/Graving Docks. It identifies the potential to create clusters of activity that extend along Scotstoun and across the river. It also emphasises the need to diversify ground-floor uses along key routes. Whiteinch The vision is for the River Corridor to become a vibrant, inclusive, liveable, and well-connected place that Partick contributes to a wider network of urban waterways.

The River Room Placemaking Guidance for Yorkhill Quay Shieldhall is underpinned by a design-led approach that focuses on opportunities to: Finnieston Govan City Centre • Reconnect • Reinvent • Repair and Densify • Reactivate • Refine and Enhance

Yorkhill Quay largely remains undeveloped, with the Cessnock Riverside Museum and Clydeside Distillery being Laurieston relatively isolated visitor destinations in the area.

The enhancement of pedestrian and cycle connectivity on both banks and across the River is a key aspiration, and KEY imperative in unlocking the potential of Yorkhill Quay. Network of Centres The delivery of the new Govan Partick Bridge, landing at the Riverside Museum, will give extra importance to RIVER© Crown ROOM Copyright PLACEMAKING and database right PRINCIPLE 2019. OS Licence EXTRACTS No. 100023379 the improvement of connectivity northwards to Partick Cross, the University of Glasgow, Yorkhill and the former hospital site. The realignment of the walkway onto the River Clyde 2050 | River Clyde Development Corridor Strategic Development Framework 86 river’s edge will greatly improve connectivity to the wider area.

A finer grain of mixed use development, including proposed residential accommodation and commercial activity, will enhance the area. The design of attractive, high quality public realm and flexible open spaces which provide opportunities for shelter and the creation of natural habitat is imperative.

RECONNECT REINVENT REPAIR + DENSIFY REACTIVATE REFINE + ENHANCE

23 3.0 POLICY CONTEXT

3.5 GLASGOW CORE PATHS PLAN The Core Paths Plan was introduced under the Land Reform (Scotland) Act as a way of recording and safeguarding important and popular routes. The aim of the Core Paths Plan is to provide a network of safe and unobstructed routes throughout the City, linking people to local facilities, visitor attractions and the wider countryside, and supporting healthy lifestyles through active travel and outdoor recreation.

There is an extensive network of Core Paths which serve the site at Yorkhill Quay, as shown on the adjacent diagram.

The proposed development will maintain and enhance these Core Path routes, improving continuous walking and cycling connectivity along the banks of the River Clyde.

The primary route (C93C) will be located on the quayside, enhancing pedestrian connectivity along the riverfront.

A new, enhanced River Walkway will be fully accessible to the public, offering a unique opportunity to reconnect the riverfront between key tourist attractions at the Riverside Museum, Clydeside Distillery and SEC Campus, together with the potential to form wider connections to Govan across the proposed new pedestrian bridge.

The indicative River Walkway will be set at a minimum width of circa 6m to allow room for cyclists, runners and pedestrians.

EXTRACT FROM GLASGOW CORE PATHS PLAN MAP

24 3.6 PLANNING HISTORY It is of significance to note the extensive planning history of the proposed development site at Yorkhill Quay.

The site is part of the wider Glasgow Harbour redevelopment project for which Planning Permission (99/03213/DC) was initially granted in June 2001. The application for the Glasgow Harbour Overall Masterplan Site proposed a phased mixed-use development (comprising residential, retail, offices, auto retail, hotel, bars/ restaurants, sports/health and fitness, theatre and berthing facility uses) extending from the SEC car park boundary at the Distillery Pump House to the Clyde Tunnel at Whiteinch.

Following the approval of Planning Permission 99/03213/ DC, the redevelopment of the wider Glasgow Harbour site commenced with the construction of the first three phases of housing development and the investment of around £30 million in extensive new infrastructure including new roads and pedestrian bridges to improve accessibility of the site.

Following completion of the new road infrastructure, Planning Application 08/02395/DC was submitted to Glasgow City Council in 2008 seeking consent for increased retail leisure and other commercial uses on the eastern portion of the Masterplan site. In August 2017 Glasgow City Council granted Planning Consent 17/00610/DC which extended the timescale of Planning Consent 08/02395/DC (approved in September 2012).

Since the approval of Planning Consent 17/00610/DC Glasgow Harbour Ltd have received Planning Consent for an AMSC application (Planning Ref. 18/01993/MSC) which approved retail, leisure, bar and restaurant uses on the western bank of the River Kelvin.

These previous consents have established a quantum of development on the wider Glasgow Harbour site and on the site in question with, for example, the Masterplan for Planning Consent 17/00610/DC clearly showing office blocks, a casino and a hotel on the proposed development site.

In this regard the proposals in question seek to replace the office and casino uses previously proposed for this area with, in the main, residential development. PREVIOUS GLASGOW HARBOUR INDICATIVE MASTERPLAN 17/00610/DC