Masterplanning for Neighbourhood Regeneration

Introduction Clyde Valley High School / Welcome to our online consultation and this is Orchard Primary School the second event in relation to the regeneration of the estate. Centre Point Garrion This online consultation provides further Business Park developed proposals whilst responding to issues previously raised.

Proposals North Council are proposing to replace existing ageing housing on the Gowkthrapple estate and rehouse existing tenants into appropriate housing through a Scottish Power phased delivery programme. The proposals aim Substation to transform Gowkthrapple to ensure residents can enjoy high quality, comfortable, energy- efficient new homes within an attractive and well-connected new neighbourhood. The redline boundary outlines the site - this includes areas where Proposals will come forward through a major buildings have already been demolished (to be developed as part of the development planning permission in principle first phases) together with the those still to be demolished (and (PPiP) application, currently programmed to be redeveloped as part of the later phases). submitted in September 2020. We welcome your feedback – you can make a comment or ask a question through the link provided. Gowkthrapple Redevelopment Gowkthrapple Over The Years

Until the 1970s there was very little development within Gowkthrapple. The historic maps below show the former Iron & Steel works adjacent to the site. They also show the route of the Gowkthrapple Burn before it was culverted underground to make way for the 1970s blocks of flats. The aerial photos below show the completed site, at that point (1989/91) well established. The buildings in the 1983 photo (right) with the exception of Birkshaw Tower have since been demolished.

Gowkthrapple Redevelopment Gowkthrapple Today

Gowkthrapple has had more than its fair share of troubles in Things are looking up! Redevelopment of the site offers an the past... opportunity to make the most of the site’s assets, mitigate Poor Quality Environment Vacant & Derelict Land negative impacts and design in a sustainable way to improve the everyday lives of those living in the neighbourhood.

Strong Sense of Community Good Bus Service

Fast Road but… Maturing Landscape Attractive Surroundings

‘Anti-social’ Spaces Social Isolation

Are there other issues which concern you? Are there other positive aspects of the area which should be highlighted? There are still major physical challenges to overcome, with a recently enlarged substation, pylons and transmission lines bisecting the site and Castlehill Road currently creating a barrier to safe pedestrian movement. Gowkthrapple Redevelopment Regeneration Objectives

The local context is changing for Gowkthrapple. There is new housing to the east and northwest, and significant future housing sites allocated to the south and west (see map right).

This provides an ideal opportunity for the redevelopment of Gowkthrapple to integrate with new development, changing the character of the area through positive and sustainable design measures.

Development Objectives: 1. To rehouse existing Council housing tenants into appropriate housing through a phased delivery programme in line with planned/phased demolition of existing housing stock.

2. To transform perceptions of the Gowkthrapple estate through the creation of an attractive and well- connected new neighbourhood.

3. To introduce an element of market housing into the overall housing mix.

4. To develop urban design solutions that integrate wider housing land releases / consents within Castlehill Road area.

Gowkthrapple Redevelopment Understanding the Site Constraints

One of the first steps when designing a master plan is to explore the site constraints and the context of the site. This plan illustrates the key physical constraints on and around the site.

Wishaw Substation Railway Line The substation has been enlarged The West Coast Mainline forms a in recent years with much of the barrier to access to neighbourhoods screening vegetation removed. It to the north, with access only dominates views north negatively possible via Castlehill Road and a affecting large parts of the site. pedestrian footbridge to the east. It also emits relatively high levels of Pylons & Power Lines noise and vibration. These high voltage lines cut through the site, creating a wide Japanese Knotweed on corridor visually dominated by the Neighbouring Site pylons. They also emit a nuisance This is classed as an invasive species. ‘crackling’ noise. Development and Monitoring will be needed to ensure tree planting will be constrained in that it does not spread to the terms of height and distance from Gowkthrapple site, and a the lines and pylons. programme of eradication put in place if it does. Trunk Water Main The masterplan design will need to Ground Contamination on accommodate the trunk main and Neighbouring Site allow for adequate ‘stand-off’ Decontamination of the Garrion distances to allow for maintenance Business Estate (former Smith’s access. This constrains the potential Clock Factory) and its potential street layout between Castlehill Rd implications for the Gowkthrapple and the power lines. site will need to be understood prior to any development taking place. Castlehill Road With a lack of frontage buildings, Culverted Burn Gowkthrapple Burn was culverted this road feels wide and tends to see Are there other issues or constraints to consider? speeding traffic. It does not underground prior to the building encourage pedestrian and cycle of the 1970s estate. Development movement and is difficult to cross. cannot take place above a culvert.

Gowkthrapple Redevelopment Design Strategy

Having considered the key constraints, we can start to prepare a design strategy which seeks to overcome and mitigate the constraints and take advantage of site assets and opportunities.

Create a ‘greenspace gateway’ Minimise the visual impact to Gowkthrapple. The of the substation, pylons and northwest corner is the lowest transmission lines on both part of the site and will be housing and the public realm required to accommodate through landscape planting, SUDS features such as careful street detention/retention basins. design/alignments and building orientation. Reinforce the greenspace network within the site and Locate/relocate local connect to the wider network convenience shops at the particularly to the southwest key junction of Castlehill along the Hall Gill towards the Road and Smith Avenue. This River Clyde. is the most commercially viable location and will help Create a recreational route integrate with future housing through the site to connect to the south. East & West Core Paths Maximise opportunities for connections, pedestrian/cycle Enhance the character of and vehicular, between Castlehill Road to reduce adjacent sites to allow for traffic speeds and create an neighbourhood integration. active and attractive main street which is both easy to What do you think of the various aspects of the design strategy? cross and safe to walk and cycle alongside. Are there other opportunities that you think we ought to explore?

Gowkthrapple Redevelopment Safe and Attractive Streets & Neighbourhoods

The masterplan will follow guidance set out in Designing Streets, which is government planning policy. It is supported by North Lanarkshire Local Development Plan Policies: Environmental & Design Quality EDQ 1 and 3.

Streets should be designed to calm traffic, support pedestrian, cyclist and bus service needs Buildings framing the street and allowing safe crossings and to be well overlooked and safe. This can be done by: • creating a permeable / connected network of streets, paths and public spaces Safe, traffic calmed streets with good connections • designing streets that are defined by building to public transport frontages to create a greater sense of enclosure which has been shown to slow traffic naturally. • ensure good levels of ‘frontage activity’ through building entrances and windows which address the street and offer passive surveillance which makes pedestrians feel safer. • accommodating parked cars through a range of off and on-street solutions so that they do not visually dominate the public realm. Shared surfaces on local accesses Streets incorporating facilities for pedestrians and cyclists • Incorporate pedestrian / cycle crossings along key desire lines, e.g. for access to bus stops, How else can streets / street layout be improved? parks, schools, shops and other services. • prioritise meeting disability and access needs. • incorporate street trees to create greater street definition and provide attractive walking routes. Gowkthrapple Redevelopment Quality Greenspace & Play Parks

Good quality parks and greenspaces are important for health and recreation. They can also play a significant role in the creation of wildlife habitats, especially when they connect with the wider greenspace network.

Greenspaces should be accessible and functional, e.g. for sports or kick-about, for walking, for nature conservation. Their long-term management and maintenance must also be a Sustainable urban drainage measures can be integrated within greenspace, e.g. detention key consideration. basin forming part of a children’s playpark as at Upton, Northampton (above, left), and swales running alongside foot/cyclepaths (above, right). At Gowkthrapple we will seek to incorporate a range of greenspaces, including wooded corridors, informal playspace Tree planting helps to define and structure greenspaces. At and equipped children’s play park. Gowkthrapple, trees can also contribute to visually screening the substation and pylons - minimum planting distances and tree heights apply (see left).

What other issues should the masterplan consider in relation to greenspace and play parks?

Gowkthrapple Redevelopment Building Typologies

Terrace Houses Semi-detached Houses Gowkthrapple Redevelopment Building Typologies

Detached Houses Flat Blocks Gowkthrapple Redevelopment Your Feedback from the First Consultation Event

On 3rd October 2019 we held a community consultation Draft masterplan concept shown at the first community consultation drop-in exhibition at CentrePoint. The boards were also emailed to a number of people who couldn’t make the event. Some of these boards are included again in this consultation in case you missed the first event.

These were the comments we received…

Would be good Would love No point building to see a mix of to see 3- flats with more than age ranges – bedroom 2 levels - defeats the not just one houses purpose of knocking housing type down flats. Not amenity Mix of bungalows. Some houses …housing don’t want to be on ground floor – Big mistake More 3- feel safer above to build flats bedroom Both private houses! Allershaw Tower and council residents were housing Housing for promised retirement MUGA [multi-use appropriate Gowkthrapple games area] Community use The old derelict housing as we have Japanese residents would be good building to warehouse building now. Has this Knotweed and Drainage has also idea. incorporate gym hall could be destroyed changed? contaminated been a problem for indoor games. and completely Don’t want Need outdoor land are an issue within the area Connect Allershaw on-street landscaped with space to enjoy trees Road entrance to parking close to your Smith Avenue Gowkthrapple has Smith Avenue to give home …open space …place name alternative route access is always been difficult due to & community & other issues stigmatised and Play area should for that reason lots of parked be located next Taking the shop The open spaces Good idea to naming the site …roads traffic and HGV facilities pensioner onto the main around the site change Castlehill is a good movements. bungalows. road is a very and look unsightly Small seating area/herb Gowkthrapple Do not change suggestion good thing. garden/allotment name Gowkthrapple shops next to park name Gowkthrapple Redevelopment Revised (but still draft) Masterplan

Comments from the last consultation show a mix of The draft masterplan has been amended where Please let us know if you have any comments or questions views. There was broad support for a greater mix of appropriate to reflect these comments together on the latest draft masterplan shown below. You will also housing types and sizes, but also security concerns with further technical advice provided by statutory have a chance to comment on the final masterplan that is around the type of amenity housing that would consultees and Council services. submitted as part of the planning application. replace Allershaw Tower. Gowkthrapple Community Centre The watercourse will remain culverted will remain in use. It is well located to avoid creating barriers to in relation to the sports pitch. movement and potential maintenance issues. Greater use of off-street courtyard parking. Houses to front directly Amenity bungalows (overseen by a onto streets/public spaces without Allershaw Gowkthrapple being dominated by front-curtilage communal building at the entrance Park Community gate) arranged around a secure Centre parking. internal communal courtyard that will Housing extended further east to include seating, gardens and make more efficient use of allotment-type spaces. developable land. Amenity Scottish Water have confirmed that Bungalows Key: the water main running through the site requires a 23.5m no-build zone Central Green Corridor either side. The proposed “Castlehill Rear courtyard Park” has been extended to parking Shared foot/cyclepath accommodate this and will also network incorporate playparks and be Castlehill overlooked by housing. Playparks Park

A 3m shared foot/cycle path is proposed along the northern side of Castlehill Road, separated by 2m verge, street trees and frequent crossing points. Retail Proposed Housing Area unit(s) (with Planning Permission in Principle) Planning Permission in Principle for at Castlehill Farm housing on the southern side of Castlehill Road proposes access via a roundabout. The masterplan aligns itself with this proposal by creating a vehicular access at the same location. Gowkthrapple Redevelopment Next Steps

Development Timescales

Phase 3 The Council would like to commence with the first phase of housing by Estimated capacity early 2021. Phase 1 will include amenity housing units to rehouse 35 units existing tenants wishing to stay in the area. Phase 4 Estimated capacity The proposed phasing is shown, although this will be flexible and 89 units depend upon a detailed demolition plan. Each phase will be further Phase 1 subdivided through the detailed design process. Estimated capacity 122 units Commenting on Proposals We welcome your feedback, you can make a comment or ask a question Phase 2 Estimated capacity in the following way: 69 units Phone - 0131 550 6500 (Mon – Fri, 9am - 5.30pm) Email - [email protected] Post - 111 McDonald Road, Edinburgh, EH7 4NW Indicative Phasing Plan Next Steps… The Design Team, together with North Lanarkshire Council, will: • Consider all the comments made as part of this community consultation and finalise proposals in light of these. • A major development Planning Permission in Principle (PPiP) application will be submitted in September 2020.

Comments made through this online consultation are not official representations to North Lanarkshire Council (NLC) as planning authority but will be recorded in a report submitted to the Council. Once the planning applications have been submitted there will be a further formal opportunity to comment to NLC’s Planning Service. Gowkthrapple Redevelopment