Cowglen Planning Study Spatial Masterplan

Consultation Draft Report by IronsideFarrar April 2011

Consultation Draft Report by IronsideFarrar 111 McDonald Road Edinburgh EH7 4NW

7500 / April 2011

Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Contents

1.0 INTRODUCTION 4.0 OPTIONS APPRAISAL FIGURES 1.1 Background 4.1 Development of the Concept Brief Scenarios 1 Cowglen Site Location 1.2 Purpose 4.2 Land Use Mix 2 Current Land Ownership 1.3 Site Location 4.3 Link Road Location 3 Concept Development Brief: Initial Consideration 1.4 Land Ownership of Options 5.0 SPATIAL MASTERPLAN 4 Cowglen Context 2.0 PLANNING CONTEXT 5.1 Developing the Spatial Masterplan 5 Contextual Appraisal 2.1 Overview 5.2 Key Design Principles 6 Site Appraisal 2.2 Glasgow and Clyde Valley Structure Plan 2006 5.3 A Clear Structure 7 Model representing existing site 2.3 Glasgow City Plan 2 5.4 High Connectivity 8 Cowglen Indicative Spatial Masterplan 2.4 Planning for a Sustainable Environment 5.5 High Quality Walking Environment 9 Legible Urban Structure 2.5 Cowglen Planning Study 5.6 Mixed Use Neighbourhood Centre 10 Indicative Model illustrating Principal Street 5.7 Scale and Massing 11 Indicative Model—scale/massing/housing types 3.0 COWGLEN: SITE APPRAISAL 5.8 Housing Variety and Mix 12 Relationship to surrounding landscape 3.1 Introduction 5.9 Sustainable Housing Densities 3.2 Site Description 5.10 Quality Landscape and Green Space Network 3.3 Site History 5.11 Variety of Car Parking Solutions 3.4 Landscape and Townscape Setting 3.5 Key Views and Visual Containment 6.0 DELIVERY & PHASING 3.6 Ecology 6.1 Delivery through Partnership 3.7 Geology 6.2 Phasing 3.8 Utilities 6.3 Recommendations / Next Steps 3.9 Hydrology and Drainage 3.10 Transport and Accessibility 3.11 Key Constraints 3.12 Key Opportunities 3.13 Spatial Objectives i M77

Pollok Town Centre / Silverburn Shopping Centre Cowglen Site

M77

Figure 1 Cowglen Site Location Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Introduction 1 1.1 Background the Cowglen vision as set out in the Concept The Cowglen site, immediately to the east of Development Brief: Pollok Town Centre, has been identified in the ‘a sustainable residential and business adopted Glasgow City Plan 2 as an opportunity community within a high quality environmental for future mixed use development. This involves setting that connects to the adjacent town a commitment to undertake a Planning Study to centre.’ facilitate development and co-ordinate development aspirations. The key aims of the Spatial Masterplan are to:  Provide, through a partnership approach, a This Spatial Masterplan forms the third and final co-ordinated framework to deliver a stage of the Planning Study, seeking to develop sustainable residential and business Silverburn Shopping Centre and express in three dimensions the land-use community. principles established through the Concept  Integrate development within the Development Brief (August 2009). It is also surrounding established urban, residential informed by a number of thematic studies and greenspace networks. covering hydrology and water management,  Enable the future business development of geotechnical and landscape issues which help to NS&I within Glasgow to provide necessary identify spatial constraints. modern business accommodation.

1.2 Purpose  Incorporate robust urban design principles to The Spatial Masterplan seeks to assist future facilitate the long term sustainability of the developers by describing the place-making site.

principles, design concepts and spatial  Allow for flexibility in terms of land-use mix. Core Path crosses through the site parameters developed to ensure the delivery of  Be responsive to potential land ownership constraints and development timescales.

1 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

1.3 Site Location (see Figure 1) The study area is centred on the site of the former Cowglen hospital, between the M77 and Pollok Estate in southwest Glasgow. To the west of the site, opposite the motorway lies the new Pollok Town Centre, which includes the Silverburn Shopping Centre.

1.4 Land Ownership The Cowglen study area comprises three adjoining sites in 3 separate ownerships: NS&I own land accommodating their operational office premises and associated car parking to the north and east; NHS Greater Glasgow and Clyde (NHS) own the vacant site of the now demolished Cowglen hospital in the centre of the study area, and Retail Property Holdings (SE) own the area of open land (circa 17 acres) adjacent to the M77 southbound slip road and underpass connection to Pollok Town Centre. These are shown in Figure 2.

Figure 2 Cowglen Site: Current Land Ownership 2 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Planning Context 2 2.1 Overview  Delivering sustainable development

The development plan for Cowglen comprises  Improving the health of the city and its the approved Glasgow and Clyde Valley Structure residents Plan 2006 and the adopted Glasgow City Plan 2. A summary of the planning context is provided City Plan 2 recognises Cowglen as an edge-of- below. centre site with strategic importance, offering a significant development opportunity in an 2.2 Glasgow and Clyde Valley Structure Plan 2006 accessible prominent location, close to the The Glasgow and Clyde Valley Structure Plan existing Pollok Town Centre. Policy presumption 2006 is guided by the key principles of is in favour of an integrated, sustainable sustainable development, providing a strong development approach for the site, which emphasis on urban renewal and regeneration, comprises three land ownerships: National seeking to strengthen the communities of the Savings and Investments (NS&I), NHS Greater plan and the role of the towns in which they live. Glasgow and Clyde and Retail Property Holdings (SE) (see figure 2). The Plan designates Pollok as a strategic Urban Renewal Area, effectively prioritising investment As a result of objections to specific policies in the to this location, amongst other locations Local Plan to extend the designation of ‘other identified within the plan. retail and commercial’ to the Cowglen site the Reporter, having regard to the Planning Study for 2.3 Glasgow City Plan 2 the Cowglen area, recommended that the plan Glasgow City Plan 2 was adopted, following a designates the whole site as ‘Related Policies – public inquiry, at the end of 2009. The three Development Opportunity for mixed uses in guiding principles of the local plan include: accordance with planning study’ with no change  Promoting social renewal and equality of to the edge of centre designation. Extract from Glasgow City Plan 2 opportunity 3 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Recommending that the Planning Study focuses on 2.5 Cowglen Planning Study opportunities to introduce a more diverse mix of NS&I are currently progressing with an estate activities and land uses in support of the longer rationalisation and modernisation programme, term viability and vitality of Pollok as a Tier 2 which will involve the demolition of their existing centre. offices located in the north east of the site that are not fit for future purpose. Glasgow City Council is 2.4 Planning For a Sustainable Environment committed to assisting NS&I in development of Glasgow City Council supports a wide range of their options, which includes the potential to secure activities relating to environmental protection and new build modern office accommodation at their enhancement with a vision to become one of the existing campus and provide stability for their most environmentally sustainable cities in the UK. future business development within Glasgow. The Council also wishes to explore the potential A key objective of the Glasgow City Council combined development opportunity within the Environmental Strategy is to ensure that the Council three land ownerships. contributes positively towards the achievement of a high quality, sustainable, built environment for Glasgow City Council has taken forward the first Glasgow, now and in the future. two stages of the Cowglen Planning Study, namely the Cowglen Concept Development Brief—which Through the planning process, it seeks to promote sets out two scenarios (see Figure 3) - and a range social renewal and equality of opportunity, deliver of thematic studies covering hydrology and water sustainable development, improve quality and management, geotechnical issues and landscape design and provide a context for sustainable context to identify spatial constraints. growth. Potential developers for the Cowglen Site should be mindful of these issues in developing The Spatial Masterplan forms the final stage of the their proposals. Planning Study, further exploring the land-use

4 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

principles set out in the Concept Development Brief and developing these in three-dimensional form to provide a strategic framework for development proposals.

Early assessment, carried out in partnership with the site landowners, included exploring the potential options for land-use and identifying initial thoughts on infrastructure.

Figure 3: Cowglen Concept Development Brief: Initial Consideration of Options

5 Pollok Pollok Country Golfcourse Park

Pollok Town Centre NS&I

M77 Offices

Silverburn Cowglen Mixed Use Cowglen Shopping Development Site Golfcourse Centre

M77

Figure 4 Cowglen Context Kennishead Rail Station Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Cowglen: Site Appraisal 3 3.1 Introduction the position of the Cowglen Pit is visible in the This section summarises the analysis of the north east section. development site and its wider context, helping to identify the key spatial issues and objectives Construction of Cowglen Hospital commenced in to be addressed through the Spatial Masterplan. February 1937, in the central portion of the site and in the course of this work, shallow 3.2 Site Description mineworkings were unroofed. Periodically the The predominantly brownfield site comprises hospital was subject to a number of adaptations 26.1 hectares and currently accommodates the and renovations over the ensuing years. Taken NS&I office building and car park to the north; over for military purposes during the Second the vacant site of the now demolished Cowglen World War, and considerably expanded, some Hospital in the centre; and an area of vacant land deposition of fill took place at the western part to the south adjacent to the M77 Junction 2 of the site. southbound slip road. Model of Existing Site The existing NS&I offices were constructed in the Its proximity to Pollok Estate and inclusion of 1970’s in the northern part of the site with the mature feature trees provides a high quality subsequent closure and demolition of Cowglen environmental setting for new development as Hospital in recent years. Evidence confirms that well as access to recreation opportunities. the southern part of the site was apparently used for emergency refuse disposal in the 1970s. 3.3 Site History From the 1st Edition OS map, circa 1860, until 3.4 Landscape & Townscape Setting 1937, the study area was undeveloped, with the The site sits between two contrasting exception of Cowglen House in the northern part landscapes:

of the site. However, a feature corresponding to  Immediately to the west are the major built Existing Site Post Demolition

7 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

8 Figure 5 Cowglen Contextual Appraisal Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

forms of the M77 motorway and Town variety of architectural styles, and some three- To the south, trees along the site boundary Centre / Silverburn Shopping Centre with its and four-storey small flatted developments west together with the slopes of Kennishead Wood large areas of surface car parking and the of the Barrhead Road roundabout. The existing offer a strong degree of visual containment, as Park & Ride facility. These uses restrict housing generally provides good levels of mentioned above, in terms of views from within movement and impact negatively upon the continuous street frontages in perimeter block the site (see photo.2). site in terms of visual, noise and air pollution. forms within a curvilinear street pattern.

 To the east the mature designed urban greenspace of the Pollok Estate, Immediately to the southeast of the site incorporating Cowglen and Pollok boundary are two single-storey semi-detached Golfcourses, and the Pollok Country Park cottages fronting onto Boydstone Road. These further to the east, provide a more tranquil are located on the outside of the major bend in setting. the road, set back some 20 metres from the pavement edge with low perimeter wall. Land rises southward from the southern boundary with a large area of the slope covered 3.5 Key Views & Visual Containment Housing along Barrhead Road arranged in perimeter by protected ancient woodland, Kennishead Figure 5 illustrates how the landform, landscape blocks and set back behind mature landscape strip Wood, which noticeably contains views to the features and built elements combine to shape south (see section 3.5). views into and out of the Cowglen site.

With the exception of the area to the south The visually exposed nature of the southern part west of the site, the wider residential areas of of the site, where land is generally level with the Pollok are largely obscured visually from the site motorway, allows wide views into the site from by the Town Centre buildings and road the motorway and the large hillside residential infrastructure. They contain predominantly two area west of the Park & Ride facility (see photo/ panorama 1). Tree-lined frontage on to Boydstone Road offers visual -storey terraced or semi-detached housing in a containment and separation from traffic

9 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

7 9

2 3

Figure 6 Cowglen Site Appraisal

10 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Edge of Trees along Land starts to Residential area covers Motorway traffic & Mountainous Silverburn M77 Core Kennishead Wood southern edge rise to south hillside to southwest of Pollok overhead gantry backdrop Shopping Centre underpass Path

Photograph 1: View south west from southern area of site

Former Core Path leading Kennishead Flats provide Kennishead Wood - Hillside contains Trees along Slip road on to M77 from hospital site to Boydstone Road landmark / focal point Protected Ancient Woodland views to the south southern edge Silverburn roundabout

Photograph 2: View south from east exit of M77 pedestrian/cycle underpass (Core Path)

11 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Grass football pitches Woodland covered hills Kennishead high-rise flats add interest Core Path access point at adjacent to Boydstone Road south of Cowglen Golfcourse and local distinctiveness to skyline bend in Boydstone Road

Photograph 3: View south east from eastern edge of site (southern-most vehicular access along Boydstone Road - summer view)

Woodland covered hills Kennishead Flats Kennishead Woods

Photograph 4: View south east from central / former hospital area of site (winter view)

12 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Pedestrian Tesco Core Redundant Significant ridge underpass store Path water tower and wooded area NS&I Office Building & car parking

Photograph 5: View north from southern site boundary

Land dips to Water Mature trees on Transport NW corner tower high point of site Scotland land M77

Photo 6: View south from M77/Barrhead Road bridge into north- Photo 7: View east along Barrhead Road frontage Photo 8: View from high point of site towards west corner of site Silverburn Shopping Centre across M77 13 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Existing NS&I building Visually prominent Tree-lined Barrhead Road frontage north-east corner To the southeast, the generally open parkland setting allows for fairly wide and distant views. These views are contained by small wooded hills to the south east and by the tops of the high- rise Kennishead Flats which stand beyond the railway line. These combine to create an attractive green backdrop punctuated by distinctive landmarks (see photos/panoramas 3 & 4).

Views to the north of the site are far more contained, due to woodland planting strips along the entire length of the north side of Barrhead Road east of the M77. The generous levels of mature planting within the northern Photograph 9: View of Barrhead Road / Boydstone Road junction, the northern and northeast area and frontage of the site, also contribute to corner site frontage screening much of the site from traffic on Barrhead Road. See photographs 5 to 7.

From within the site, higher ground in the north west provides occasional views towards the Tesco and Silverburn Shopping Centre (see photo 8). As mentioned above, land in the southern part of the site looks out towards the motorway and residential hillside areas beyond.

14 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

3.6 Ecology thickness of rock cover over these seams, no found to underlie the made ground at very The site at present is of relatively limited nature significant ground movements are likely, and shallow depth in the central part of the hospital conservation value, being largely brownfield this area has mineral stability. The Cowglen Pit , site. land. However, a number of species-poor beneath the NS&I building was secured in 1965 habitats exist, including dense and scattered and the condition of the capping should be It is likely that methane is being generated by scrub and tall ruderal species located on the checked following the building’s demolition. the decomposition of the putrescible material derelict land to the south and south west and within the area of waste trenches (see Figure 6). mixed parkland and scattered trees to the north The Cowglen group of coals outcrops underlie Further investigation will be necessary prior to and north west of the site. the mid-eastern part of the site at very shallow development—greater detail contained within depth. Stoop and room workings have been Report on Mineral Conditions (GCC, December Previous site walkover surveys have identified identified and there are records of work to 2009, project no.17304). the presence of protected species such as bat secure the area in 1937, however the extent of and bird species, however no evidence of this is not known. It is considered that much of 3.8 Utilities badger activity was recorded. this area is unstable and would need to be The NS&I office building to the north is serviced consolidated by drilling and grouting prior to and, due to the historic presence of the Cowglen The higher ground in the north west of the site development (area shown in Figure 6). Hospital, gas, electricity, water and telecoms supports a valuable set of mature trees which utilities, both serviceable and decommissioned, should be largely retained to provide an Made ground is known to be present over much enter the site predominantly from the attractive setting to future development. of the site – in the former hospital site mainly Boydstone and Barrhead Road boundaries. A derived from infilling the old coal workings, and combined sewer crosses the western part of the from the demolition process, and in the site, requiring a 6.5 metre development stand- 3.7 Geology southern part of the site, which was used for off. This site can be divided into two parts in refuse disposal. The maximum thickness of geological terms separated by a major fault. made ground recorded is 4 metres in the 3.9 Hydrology and Drainage Coal extraction has taken place at significant western part of the site, possibly in association The Surface Water Management Strategy depth in the northern area, however given the with the construction of the M77. Rockhead was (Aecom, Sept. 2009) states that the current

15 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

combined surface water systems will not have stops along Boydstone and Barrhead Roads. A capacity to accommodate future surface water new Park & Ride facility is located south of runoff from development within the Cowglen Silverburn car parking area, immediately west of area. the motorway. This provides dedicated shuttle buses every 15 minutes to Glasgow City Centre. For future development to comply with current legislative requirements and planning and Kennishead Rail Station is located to the south of pollution prevention guidance, there is a the site, approx. 900 meters from where the requirement to appropriately manage future Core Path leaves the site along Boydstone Road. surface water runoff with the opportunity to This is roughly equivalent to 11 minutes average provide benefits to the water and natural walk time. Trains run generally every half hour environments through appropriate Sustainable to Glasgow Central, taking approximately 12 Urban Drainage Systems (SUDs). minutes.

3.10 Accessibility In terms of the strategic road network, the site is The Cowglen site is relatively well serviced by all located immediately adjacent to Junction 2 of modes of transport, particularly by virtue of the the M77 motorway. Its southbound exit slip pedestrian and cycle connection along the Core road joins the B762 Barrhead Road which forms Path which crosses the site to link Boydstone the site’s northern boundary. The southbound Road with the Town Centre /Silverburn complex ’on’ slip road passes under the M77 and through via the M77 underpass. the site and is accessed via the ‘Silverburn roundabout’ adjacent to southwest edge. The Town Centre incorporates a recently refurbished bus station adjacent to the civic The Barrhead Road corridor and the Silverburn/ centre building, and there are a number of bus M77 Junction 2 link road are busy routes for

16 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

commuters and those visiting the shopping 3.11 Key Constraints centre with the 2008 Traffic Assessment  Barrier to movement formed by the M77 confirming significant traffic flows. Boydstone motorway Road is subject to lighter traffic flows in  Sensitivity of adjacent Pollok Estate including comparison. Kennishead Wood to the south which is an

Ancient Protected Woodland. The site has three remaining vehicular access points, all situated along Boydstone Road. There  Combined sewer represents major utility are two pedestrian access points along Barrhead infrastructure crossing site requiring Road to the north, one on the western edge via development standoff of 6.5 meters. the M77 underpass and one in the southeast of  Visual, noise and air pollution impacts the site onto Boydstone Road, serving the Core associated with the adjacent motorway Path.  Existing mature trees should be retained, particularly along northern/Barrhead Road edge. A Transport Assessment was undertaken in  Substantial area of mineral consolidation September 2009 to inform the Concept required. Development Brief. This considers two accessibility options, the first (Scenario A)  Area of thick made ground within northwest incorporating a new road to link Boydstone Road  Area affected by waste trenches to southwest with the M77 southbound slip road and to Pollok Town Centre, and the second (Scenario B) 3.12 Key Opportunities without a link road. The next chapter discusses in more detail the development of these  Improve existing pedestrian underpass scenarios.  Provide new vehicular connections from site linking Silverburn roundabout to Boydstone

17 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Road. 3.13 Spatial Objectives  Create a clear and legible spatial structure  Relatively clear distant views from the east, The vision and objectives set out in the Cowglen and hierarchy, enabling ease of navigation coupled with the mature leafy setting, point to Concept Development Brief, together with the and movement the opportunity to create a visually prominent findings of the site appraisal, help to define the  Create an interesting and varied framework building or group of buildings to highlight the key spatial objectives for development (see of public spaces, from parks, to main streets, eastern ’gateway’ into Pollok. below). Proposals should demonstrate, through to smaller and more informal residential  Take advantage of large open aspect of Cowglen their associated design statements, how each of lanes and mews greenspace/golfcourse to develop at higher these are met.  Allow existing landscape features, mature scale along Boydstone Road frontage. vegetation and topography to inform the  Retain existing mature trees along the northern Principal Spatial Objectives urban structure boundary, providing a natural ‘screen’ to both  Improve connectivity to surrounding areas,  Take advantage of open setting to explore visually soften and protect development from particularly by walking and cycling potential for greater building scale

noise and visual impacts of traffic along  Emphasize the status of the Barrhead Road/ Barrhead Road. Boydstone Road corner as a ‘gateway’ to  Create a central greenspace whereby the both Pollok Town Centre and Pollok Park

existing group of mature trees surrounding the  Create attractive and distinctive new water tower provide a green backdrop and frontages to Pollok Estate/Cowglen and distant views are afforded towards Kennishead Barrhead Road Wood and the Kennishead flats to the south  Ensure a sensitive relationship of built form (see Photograph 4 taken from this location). to the setting of Kennishead Wood (Ancient Protected Woodland) to south

 Protect residential spaces and buildings within the site from the visual and noise impacts of the M77 and Barrhead Road

18 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Figure 7 Model representing Existing Site

19 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

20 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Options Appraisal 4 4.1 Development of the Concept Brief Scenarios providing businesses with visually prominent A starting point for the preparation of the and accessible locations along the M77. spatial masterplan has been to progress the development of Scenarios A and B put forward The levels of business use that the market will in the draft Concept Development Brief. These, support particularly in the short to medium- together with a number of alternative scenarios term is fairly uncertain. The Market Appraisal (see page 23), have been explored through (Halcrow, June 2009) recommends the potential discussions with landowners and Glasgow City for the provision of further business space in the Council Planning in order to help to draw out an longer term. However, discussions around the acceptable way forward for progressing the various scenarios concluded that the level of spatial masterplan. The main points arising from business space being proposed through the this exercise are detailed below. masterplan should be fairly limited.

4.2 Land Use Mix It was generally accepted that much of the site The Concept Development Brief identified would be suitable for residential use, with some appropriate uses as employment / business and vertical mixing of uses allowing for some ground residential, with a possible hotel and sport floor local retail and business uses. related leisure, such as pitches. The masterplan establishes important design Locating business uses along the western edges, parameters, but in terms of land-use it will need particularly the visually exposed areas to the to be applied flexibly in order to respond to south-west, would offer the dual benefits of changing market circumstances. For example, using less sensitive land uses to absorb the circumstances may change to favour a greater visual and noise impacts from the motorway and level of employment/business use and lower buffer the interior areas of the site, while also levels of residential (in line with GCC’s objective

21 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

to reflect Structure Plan requirement for local through the site without creating a high speed employment opportunities). The general design corridor which would be to the detriment of the criteria set out in the following chapter will still residential environment. Positive street design need to be considered and full justifications is promoted through national planning policy, given where proposals depart from them. Designing Streets.

4.3 Vehicular Connection In developing the indicative concept plan various The Concept Development Brief preferred scenarios were considered in addition to the Scenario (A) proposed a link road to connect original scenarios A and B . Many of these Boydstone Road and the Silverburn / M77 looked at locating the link road through the roundabout. This would redistribute a northern part of the site in order to serve proportion of traffic from the surrounding business uses along the north and west edges network through the site, thereby alleviating which would in turn buffer residential parts of some of the traffic congestion currently the site from the motorway and Barrhead Road. experienced along Barrhead Road, in particular that associated with traffic generated in relation However, in terms of deliverability—from both a to the Silverburn shopping centre. landownership perspective and the need to retain a fully functioning NS&I office building The need to accommodate relatively high while a new one is developed— the link road volumes of traffic would need to be reconciled would require to be located as shown in with the need to ensure the creation of a Scenario A. sustainable and high quality residential and mixed use environment. A sensitive, and perhaps innovative, approach to the street design would be necessary to allow traffic

22 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Scenario C Scenario D Scenario E

Scenario F Scenario G Scenario H

KEY

Potential hotel location

23 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

“The vision for Cowglen is to create a sustainable residential and business community within a high quality environmental 24 setting that connects to the adjacent town centre.” Cowglen Concept Development Brief (August 2009) Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Spatial Masterplan 5 5.1 Developing the Spatial Masterplan 5.2 Key Design Principles An indicative spatial masterplan (Figure 8) This chapter sets out the key design principles, provides an illustration of how the site might be explains how they should be incorporated within developed to meet the vision and objectives set development proposals and how the indicative out in the Concept Development Brief together spatial masterplan (Figure 8) demonstrates with the principal spatial objectives set out in this consideration of these principles. document. It has been developed in consultation with the three main landowners and Glasgow 5.3 A Clear Structure City Council Planning and Roads Officers to help A coherent and legible settlement structure is ensure a deliverable design solution. essential to encourage pedestrian movement. It enables an instinctive understanding of where a While this masterplan is indicative, development person is in relation to the settlement at large. proposals will be expected to reflect the design The built form, the movement / public space as far as possible and fully justify proposals which framework, and the mix of uses all combine to depart from it. The Council recognises the need convey this structure. The most successful and for flexibility, particularly in terms of land-uses legible urban structures tend to be those which and the need to respond to changing market have a clear hierarchy of built form, with an conditions. However, where a proposed identifiable central focus and the highest building’s use may change it will still need to densities and mix of uses/activities generally respect the design requirements in relation to its being located within the most accessible areas. impact on its surrounding public realm and longer distance views. At Cowglen, development should be structured to take advantage of the parkland / woodland setting and views to the south and east, while encouraging access by sustainable modes to

25 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Figure 8 Cowglen Indicative Spatial Masterplan

26 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Pollok Town Centre. The spatial masterplan water tower to provide an attractive  arranging buildings within a perimeter block illustrates this by: backdrop. This also contributes positively to layout so that they positively define and the retention of locally distinctive features.  providing a clear, well-defined and legible front onto the streets and public space public realm framework as highlighted in  ensuring that the central greenspace and a network while locating private and semi- Figure 9 good proportion of streets are oriented to private spaces securely within the blocks. take advantage of parkland views, distant  locating less sensitive land-uses, such as views of the wooded hillsides and the business/employment uses, alongside the 5.4 High Connectivity Kennishead Flats to the south-east and of M77 edge—in the south west where the site New development best integrates with the the ancient woodland to the south. is most exposed to the motorway—and existing settlement by maximising its connections residential development within the central  proposing a clear street/public space with adjacent areas. Connections through and and northern parts of the site. In this way hierarchy which encourages pedestrian and within the new development should facilitate housing is protected to some extent from the cycle movement, discourages local car travel travel by sustainable modes. Routes should impacts of the motorway, while from a and encourages through traffic to use the follow natural pedestrian desire lines as far as commercial perspective, businesses may also principal street as opposed to rat-running. possible, offering good access to centres of benefit from visually prominent locations in  recognising that Boydstone and Barrhead activity, other local facilities and public transport. relation to the strategic road network. Roads form the key public frontages to the The greater the number of connections to the

 creating a clear greenspace framework, site. The importance of both streets in the local centre, to public amenity spaces and to which serves to create a landscape buffer public realm hierarchy, together with the public transport nodes, the more viable and along the northern, western and southern openness of the parkland setting to the east, successful these services / amenities are likely to edges connecting to the ancient woodland is reflected in the greater scale and massing be and to remain in the long-term. and ‘Greenbelt ‘ designated land further to of the buildings fronting them. Continuous the south. Emerging from the north-western frontages, reinforced by street tree planting, There is unlikely to be scope for additional boundary greenspace, a central amenity help to create a strong and positive façade to points of access for pedestrians over / under the greenspace utilises the existing ridge and the wider Pollok Estate and overlooking motorway to connect the Cowglen site to Pollok small woodland currently set around the Cowglen Park. Town Centre / Silverburn. Greater focus must 27 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Figure 9 Legible Urban Structure

28 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

therefore be placed on improving the  creating a street connection from the site pedestrian experience along Barrhead Road and into the Town Centre / Silverburn complex. through the site, together with channelling This would necessitate the construction of a movement towards a significantly upgraded roundabout to allow southbound access pedestrian / cycle underpass. onto the M77 and vehicles into the site and through to Boydstone Road. This benefits The spatial masterplan illustrates how the wider street network connectivity, connectivity should be maximised by: rather than seeking to encourage local car  arranging residential plots and buildings into journeys.

a variety of perimeter blocks to form a  retaining a direct route through the site for modified or irregular grid layout. This the existing Core Path. This largely follows provides for more direct and convenient the proposed main street. access, and for a choice of routes.

 retaining the existing four pedestrian / cycle 5.5 High Quality Walking Environment access points into the site in, or close to, The quality of connections is equally important. their current locations. A major problem with much recent development  creating one additional pedestrian / cycle is that standard road dimensions, layout and access point along Barrhear Road and two hierarchies are set in place as solutions simply to more along Boydstone Road in addition to physical land constraints and meeting road safety the two vehicular access points. standards by the simplest means, without

 ensuring pedestrian/cycle accessibility genuine consideration for the sense of place through the greenspaces, with paths being created. connecting with the street network.

29 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Streets should feel like intrinsic and important parts underpass and its approach at both ends. This of the public space network where people thrive and incorporates a proposed ’civic’ space which allows cars speeds are restricted. This can be achieved by for good visibility / surveillance of the underpass creating more enclosed streets with limited building entrance. Design solutions for enhancing the setbacks, tighter corner radii, continuous and active underpass should involve a combination of measures frontages (many entrances onto the street) and such as tiling (or similar treatment) of all surfaces, good levels of overlooking to provide opportunities effective new lighting (see GCC Lighting Strategy), for passive surveillance. This encourages pedestrian and incorporate local public art where possible. and cycle movement as streets feel safe,  Development should be orientated to allow clear comfortable and attractive and the buildings shape views through the underpass and public facades the street rather than the carriageway being visually should to front onto its approach, again maximising Looking towards the site through the existing underpass dominant. opportunities for passive surveillance.

 Buildings should clearly front onto the street or These principles now form part of national planning other public space, maximising opportunities for policy through Designing Streets. This policy activity (e.g. people entering or leaving their homes) statement and guidance applies to all streets within and passive surveillance of public space. urban settlements, the only exception being trunk  Corner houses should address both streets/spaces roads. that they face onto. Featureless and windowless

side gable walls will not be acceptable. Features The spatial masterplan illustrates how such as corner bay windows and chamfered building development should seek to achieve the following: lines will be encouraged as a means of contributing  Improve the quality of connection between the to the positive treatment of public spaces. Lighting can be used to enhance the walking town centre and the residential/business experience through the underplass  Figure 10 provides guidance to inform designs for the communities. In particular, this includes principal street. improvements in the quality of the pedestrian

Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

The following will apply to the design of the principal street with a view to reducing traffic speeds ‘passively’ and creating an attractive pedestrian environment:  Carriageway width should be 6 metres to accommodate a bus route (narrowing of the carriageway may be allowed along sections of no more than 5 metres as a means of traffic calming)  3 metre (minimum) shared foot and cycle path both sides of the carriageway to include street trees  This achieves an ‘adoptable’ street width of 12 metres  A minimum of 1 meter (for flats) and 2 metres (for townhouses and office buildings) privacy strip/building set-back from pavement edge  On-street parking should be incorporated where appropriate and overlooked by housing.  Frontage vehicular access to properties will generally be allowed where necessary  Bus lay-bys should not be incorporated – buses stopping within the main carriageway contributes to traffic calming.  Design speed (and statutory limit) should be Figure 10 Indicative model illustrating the view west along the principal street no more than 30 mph. 31 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

5.6 Mixed Use Neighbourhood Centre the right location will also determine its Successful and healthy communities require a full potential viability. range of accessible local services and facilities. Locating a range of uses together in and around a The spatial masterplan shows two potential local centre encourages multi-purpose trips, for locations for a neighbourhood centre. Both are example, shopping for a few groceries, meeting located along the principal street at junctions friends, catching the bus, etc. This offers a more with other well-used routes to benefit from sustainable pattern of movement that does not higher levels of passing trade. Both would rely solely on car use. The mix of uses and incorporate a hard landscaped public space activities also helps to create a more vibrant, helping to ‘punctuate’ and add interest along attractive and economically viable centre. Such the principal street. centres also need to be flexible in terms of Three–storey contemporary townhouses may form an appropriate frontage along Boydstone Road building uses in order to adapt to changing markets, local needs and circumstances. 5.7 Scale and Massing The scale, massing and height of proposed A local / neighbourhood centre at Cowglen is development should be considered in relation to likely to be limited in terms of its mix of uses, that of adjoining buildings, the topography, the given the scale of nearby town centre provision, general pattern of heights in the area and views and existing provision of schools and other vistas and landmarks. services nearby. There is the need to relocate the existing nursery/crèche currently located Relating new development to the general pattern within the NS&I building, and there may be of existing building heights should not preclude a demand for a local convenience shop, small degree of variety. Townscape character depends offices and live/work units, which could be on how individual buildings contribute to a ‘vertically mixed’ with flats above. Providing harmonious whole, through relating to the scale

32 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

of their neighbours and creating continuous Figure 11 provides a three-dimensional housing tends to provide good continuity of urban form. A building should only stand out representation of the spatial masterplan to street frontages, good levels of street/public from the background of buildings if it contributes illustrate how building scale and massing can be space enclosure, clear distinctions between positively to views and vistas as a landmark. arranged to positively shape the new townscape public and private space and when properly and contribute to its surroundings. It does this designed can help to break down the form The site at Cowglen enjoys an open parkland by proposing: and massing to articulate a rhythm along the setting to the south and east and is fairly  four-storey residential apartment blocks street frontage. remote from existing development. Building along Barrhead Road, with an additional  building heights of two to three storeys scale and massing are not, therefore, especially storey element on the corner of the eastern- within the remainder of the residential area, restricted by the site context. most building. This fourth floor element with the three-storey properties generally does not stretch the entire length of the focused along the central residential street The site can be described as having an ‘edge of building and is set back at least 1 metre from and greenspaces. centre’ location, as opposed to a central urban the building line. This adds interest to the  three to four-storey buildings within the or suburban location. It has relatively restricted roofscape/skyline as seen from a distance and business park to the south. Prominent accessibility by public transport, and does not visually emphasizes the ’gateway’ into Pollok. corners, key nodes and frontages adjacent to form a particular civic function which merits  three-storey flats, with additional fourth- the motorway edge are emphasised by visual prominence over and above the wider storey elements set back , at key points or sections of building with increased height. landscape/townscape. In this situation a nodes along the principal street. Again, the This helps break down the overall massing generally medium-rise built form would be increased building heights help to reinforce and add interest, but should be limited to no appropriate. This does not preclude greater these points/nodes along the main route, more than two additional storeys and be building heights in certain locations where these although the top-storeys are set back in order clearly justified. may enhance the overall townscape, for to limit the impact on street enclosure. In considering the heights and massing, care example by reinforcing the street hierarchy,  three-storey townhouses in terraced groups should be taken to avoid unacceptable emphasising prominent corners and terminating along the remaining frontages of Boydstone overshadowing of circulation routes. prominent vistas. Road and the principal street. Terraced

33 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Figure 11 Indicative Model: shows how the spatial masterplan deals with scale and massing and accommodates a variety of housing types and sizes 34 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

5.8 Housing Variety & Mix  Flatted development along the Barrhead Road A range of housing types, sizes and tenures, frontage should provide for a range of including provision for live work units, should be dwelling sizes with south-facing communal provided to encourage a balanced community gardens. mix. This ensures that households do not need  Flats are also located at key nodes along the to move away from the local area in order to principal street, with flats above shops and satisfy their changing housing needs and businesses around the two proposed local demands, it avoids the creation of socially centres. restricted or ‘dormitory’ settlements, and  Three-storey terraced townhouses front onto ensures that there are more ‘eyes on the street’ Boydstone Road and the parkland opposite. throughout the day. Homes should also be Properties here would offer views over the designed to be able to adapt more easily to parkland and might be more spacious to appeal changing household circumstances related, for example, to disability. to the higher end of the residential market.  Two and a half- and three-storey terraced Such a variety of types and sizes will also reflect townhouses would create relatively in the overall built-form of development continuous frontages along the central contributing positively to spatial hierarchy and residential street and greenspaces. These are townscape legibility. likely to suit a mix of household types including families.

The three -dimensional model (Figure 11)  The remaining internal residential streets and illustrates how the spatial masterplan lanes accommodate two-storey detached and incorporates a variety of housing types and semi-detached dwellings. These lower-density sizes. This mix is most effectively areas are likely to cater more for family accommodated within a perimeter block layout. households.

35 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

5.9 Sustainable Housing Densities Barrhead Road which is the key public Housing density is an important issue in transport route adjacent to the site. developing more sustainable places, increasing  locating low-rise flats and narrow-fronted the local catchments of facilities and encouraging terraced townhouses—hence providing a a more active community use of local services, high number of units—along the principal which in turn supports safer places and street between Boydstone Road and the community well-being. Silverburn roundabout. Flats are focused around the proposed local centres. The Densities of 26 to 40+ dwellings per hectare net principal street also forms a potential bus (dph) start to offer the benefits of more walkable route, ideally linking the site to Kennishead communities, sustainable public transport, lower Rail Station to the south. road infrastructure investment and benefits of  ensuring that the proposed Boydstone Road reduced impacts on wider landscape assets while townhouses provide a sufficient density of still offering privacy and security and integration built-form in order to create a robust edge to of local greenspace and play provision. the wide parkland area. This may not necessarily translate into high density in Development proposals should incorporate a terms of number of units—it may be that range of densities which aim to reinforce the these units are greater in size. spatial structure and hierarchy and place a  framing the central greenspace and central greater concentration of households along the residential street with medium to high public transport routes and close to proposed density terraced townhouses. local shops and services.  accommodating lower-density housing within the internal parts of the development The spatial masterplan does this by: structure and less accessible areas.  focusing highest residential densities along

36 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

Retain generous landscape edge and Pollok Park 5.10 Quality Landscape and Green Space Network mature trees along Barrhead Road Greenspace networks are more useful for visual amenity, recreational use and wildlife corridors Landscaped Edge than isolated and unrelated spaces. They can (Transport Scotland) become an integrating element between new and existing development, and can serve to connect Significant mature woodland the development to the wider landscape both Retain ridge and forming the park boundary and lining the north of Barrhead Road physically and visually. They are important if small wooded area Central Greenspace development is to promote healthy lifestyles and Cowglen Golf Course high environmental quality.

Improvements to The greenspace network should incorporate, local football pitches wherever possible, existing areas of quality greenspace, woodland and other positive Open landscape area to relate landscape features and natural assets. Green positively to ancient woodland spaces within the settlement should be functional, Planting to offer a accessible from the public space / street network, degree of screening Kennishead Wood contribute to biodiversity and wherever possible from motorway (ancient woodland) be overlooked by housing to provide passive surveillance and encourage use.

The spatial masterplan proposes a landscape and greenspace framework (see Figure 12) which :  retains existing mature trees and other Figure 12 Relationship to the surrounding landscape positive landscape features where possible.

37 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

This is particularly important in terms of the  integrate new planting with that within encourage appropriate levels of street broadleaf trees within the northern parts of Transport Scotland-owned land along the enclosure. As such, wide street sections, that the site. motorway the existing tree cover along the tend to encourage higher vehicle speeds and

 provides a landscape buffer to mitigate motorway frontage. are unfriendly for more vulnerable users, can

visual/noise/air pollution impacts of the  incorporates street trees along the length of be avoided. motorway by virtue of a generous landscape the principal street, to reinforce its primacy  Surface parking is likely to be required to ‘strip’, tree planting, earthworks and the in the spatial hierarchy, to soften the built serve business uses. These should be incorporation of SUDS features such as environment, to break down the street contained within the centre of perimeter attenuation ponds. section and contribute towards calming blocks. They should incorporate high quality surfacing, boundary treatments and  connects to Green Belt land to the south vehicular speeds. landscaping to further reduce visual impact.  provides an attractive and generous setting  Development proposals should follow parking to the ancient woodland, Kennishead Wood, provision requirements as set out in Glasgow allowing for attractive views from within the 5.11 Variety of Car Parking Solutions City Council City Plan 2 Policy TRANS 4: development. Car parking should be accommodated through a Vehicle Parking Standards. variety of means to provide flexibility and lessen  provides a central greenspace which offers a visual impact. This should include small highly accessible and high quality amenity  Shared covered and secure cycle parking communal parking courtyards within the centre space for residential properties. The central facilities should be provided for all offices and of blocks and on-street parking bays. greenspace retains the existing ridge and residential flats.

small woodland as it’s backdrop—also  Properties served by courtyard parking contributing to the landscape buffer. The should have direct access to the courtyard. greenspace is oriented to capture key views  Where parking is provided within a property to the south and south-east. curtilage, this should not be to the front of  integrates effectively with the proposed properties, but to the side or rear, to SUDS (sustainable urban drainage system).

38 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

This view of the northeast corner and Barrhead Road frontage is taken from an existing This view of the Barrhead Road frontage approached from the M77 slip road shows how bus lay-by opposite. It shows how a strong and continuous frontage can be created by the retention of the existing mature trees can play an important role in visually screening low-rise apartment blocks. The height of the corner building ‘steps up’ above the tree- properties from the busy roads while softening the impact of large buildings to better tops so that it is visible in distant views marking this as an ‘eastern gateway’ in to Pollok. integrate them into their surroundings.

The vista created on entering the site via the Core Path from Boydstone Road is This view is taken from the entrance to the pedestrian underpass, looking east toward addressed and terminated by the building frontage which then deflects the view forward the ‘civic space’ and principal street. The building(s) facing the underpass are likely to towards the principal street. The boundary trees along the proposed NS&I office site be flats and the building to the left of the image may incorporate a shop at ground level help to further enclose and define this space. with apartments above, thereby promoting activity, overlooking and passive surveillance.

Views taken from 3D model of the indicative spatial masterplan illustrate how the scale, massing and positioning of buildings contribute towards a legible environment.

39 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

40 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Delivery & Phasing 6 6.1 Delivery through Partnership 6.2 Phasing  Demolition of existing NS&I offices This spatial masterplan for Cowglen has been To achieve the delivery of a successful new residential  Construct initial phase of principal street from established in an iterative process of design, critique, and business community requires some flexibility Boydstone Road facilitating NS&I relocation and consultation and design development, involving within the phasing strategy that allows for future new public realm connections Glasgow City Council and the three landowners NS&I, fluctuations in market demands. An appropriate  Provision of new Business space / Residential Retail Property Holdings (SE) and NHS Greater Glasgow indicative phasing strategy is outlined below. units to Boydstone Road/principal street and Clyde. The masterplan is based on established  Development of the key residential /public realm urban design principles, from which the development Approach frontages to create identity and urban structure of detailed proposals can be created, to bring forward Key to the successful phased development of Cowglen high design quality proposals. The spatial masterplan is to ensures that new residential and business Phase 3: and the illustrative proposals it incorporates provide a development will at each stage provide the essential  Completion of principal street and key residential benchmark for testing more detailed proposals as they infrastructure services and high quality landscape streets emerge in the future. required for successful places. Importantly the public  Provision of central core of residential/ core realm and urban structure must offer a clear sense of path/ green space Glasgow City Council has facilitated the development identity and coherence at each phase or stage in of a partnership approach between the three key land development. The draft phasing strategy includes Phase 4: holders who have reviewed and indicated their in four development phases.  Complete remaining residential and office principle collective support for the spatial masterplan. development Phase 1:  Complete structure planting and establishment The principle elements detailed in this report have  Provision of new NS&I offices and initial of green space been created to enable the co-ordinated infrastructure—including temporary access from establishment of a new sustainable residential and Boydstone Road (subject to Ministerial approval). The spatial masterplan seeks to secure that a business community within a high quality  Complete initial site preparation/ making safe / distinctive and viable place quality exists at each environmental setting that connects to the adjacent and pedestrian connections phase. Important to this will be the implementation of town centre of Silverburn. advance boundary landscape works and consideration Phase 2: of site remediation and greening works in the early  Undertake advance boundary landscaping and phase. planting along motorway edge

41 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

6.3 Recommendations/ Next Steps It is envisaged that all of the following will be actively Glasgow City Council’s are committed to facilitate and The spatial masterplan is intended to support and involved in supporting and facilitating this process to assist NS&I in the planning process to secure modern facilitate development and assist the partners bring deliver a sustainable residential and business office accommodation at their Cowglen campus, whilst forward discrete phases within an agreed contextual community within a high quality environmental ensuring maximum long term gains are achieved for framework. setting: other land holdings are fully realized and that a range of investment opportunities are secured and made Delivery Mechanisms  NS&I deliverable through appropriate phasing. Glasgow City Council has advanced the Cowglen site  Retail Property Holdings (SE) through the Local Plan process and planning study to  NHS Greater Glasgow & Clyde In the short term, NS&I are looking to relocate to their advance investment and set a clear flexible framework  Glasgow City Council – Planning/ Economic new office accommodation from the existing building for the site. The Cowglen study seeks to promote a Development/ Community Services/ by 2014. Should NS&I decide to proceed, specific mixed use land use and promote a spatial masterplan Transportation and Environmental Services elements that would allow for the delivery of this first that can facilitate the development of new NS&I  Public Transport operators phase as described above in Section 5.2 would include: offices and redevelopment of the surrounding land as  Scottish Water and utility providers  A new office pavilion building to promote business, leisure and residential uses.  Private Sector Developer Interests and Cowglen as a centre for business Housebuilders  Development of the existing and new Boydstone Critical to the success of Cowglen will be securing a Road connections momentum within the project and market place that An important component of the spatial masterplan is  A new landscape and greenspace framework for requires all stakeholders to engage and promote protecting the economic opportunity (NSI short-term the site connecting with existing open space of Cowglen as a place for investment, employment and needs); advancing investment and developing a Pollok Park and local pedestrian networks. community growth. sustainable community. Delivering new jobs and creating a new business location will require Developing Design Codes and Guidance Partnership working has been secured in developing collaboration across services and coordinated Key urban design elements of the built form and the spatial masterplan and it may be necessary for marketing through other groups such as Local Business landscape infrastructure of Cowglen are considered to more formal partnering arrangements to be put in Forum / and key employment sectors / companies have a strategic significance to the success and place to address the delivery phase. within the Glasgow and regional economy. sustainability of the development as a whole and to address any areas of concern.

42 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT

To secure these key elements Urban Design Codes Design codes can provide a good, flexible delivery should be established which relate to urban design mechanism to ensure that the design and construction and placemaking which have been outlined within the process takes place in line with the masterplan. Cowglen spatial masterplanning process. These codes should relate to the design and protection of: Glasgow City Council are committed to good urban design and sustainable placemaking. The Council  External/ Internal Streets and Movement believe a masterplan led approach, advanced in  Urban legibility and gateways partnership with stakeholders and in accordance with  Built/ Landscape edges guidance offers the best route to facilitate planning  Landscape and public realm and secure quality in the urban environment.

The design codes should form part of the planning application reporting to include within planning submissions the following:  Masterplan and Access Statement  Landscape Design Strategy including green networks, public realm, paths and landscape management  Environmental Management including BREEAM / SUDS / Environmental Performance

Design Codes, where appropriate, can be adopted by Glasgow City Council as supplementary planning guidance, or given status as a condition to planning permission or through planning agreements.